Pearl Peihua Zheng pays $10M to long-time owners for retail in Dyker Heights

Pearl Peihua Zheng through the entity Lif 6411 Holding LLC paid $10 million to the Saunders family through the entity ACM 38 LLC for the retail building (K1) at 6411 Fort Hamilton Parkway in Dyker Heights, Brooklyn.
The deal closed on February 6, 2026 and was recorded on February 20, 2026. The property has 9,500 square feet of built space and 26,348 square feet of additional air rights for a total buildable of 35,848 square feet according to a PincusCo analysis of city data. The sale price per built square foot is $1,052 and the price per buildable square foot is $278 per the PincusCo analysis. (The price per square foot analysis is the transaction price divided by square feet as reported in public records and assumes no air rights have been sold.)
The signatory for Carleton Saunders was Carleton Saunders, John Calabria, Gloria Graziano, and Alex Cipriano. The signatory for Pearl Peihua Zheng was Jay Lau . The contract date was November 26, 2025. The seller is an heir to the former owners of the property, which by 1966 included Lucy and Lena Cipriano.

Prior sales, articles and revenue

Prior to this transaction, PincusCo has no record that the buyer Pearl Peihua Zheng had purchased any other properties and sold one property in one transaction for a total of $2.8 million over the past 24 months.
The seller Carleton Saunders had not purchased any other properties and had not sold any properties over the same time period. The 9,500-square-foot property generated revenue of $310,844 or $33 per square foot, according to the most recent income and expense figures.

The property

The retail building in Dyker Heights has 9,500 square feet of built space and 26,348 square feet of additional air rights for a total buildable of 35,848 square feet according to a PincusCo analysis of city data. The parcel has frontage of 101 feet and is 188 feet deep with a total lot size of 17,924 square feet. The lot is irregular. The zoning is R6B which allows for up to 2 times floor area ratio (FAR) for residential with inclusionary housing. The city-designated market value for the property in 2022 is $2.6 million.

Violations and lawsuits

The property was involved in one lawsuit and zero bankruptcies over the past two years. The suit was a $9 million judgment concerning a specific performance filed on December 24, 2024, by Steven P. Geras against John Calabria, Cardie Saunders, Gloria Graziano, and Alex Cipriano. In addition, according to city public data, the property has received $50 in OATH penalties in the last year.

Development

There are no active new building construction projects or major alteration projects with initial costs more than $1 million on this tax lot.

The neighborhood

In Dyker Heights, The bulk, or 30 percent of the 7.1 million square feet of commercial built space are mixed-use buildings, with walkup buildings next occupying 26 percent of the space. In sales, Dyker Heights has had very little sales volume relative to other neighborhoods with $182.1 million in sales volume in the last two years. For development, Dyker Heights has had very little major development activity relative to other neighborhoods.It had 390,165 square feet of commercial and multi-family construction under development in the last two years, which represents 5 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of two of the 13 commercial properties representing 1,912 square feet of the 56,772 square feet. The two identified owners are Bram Auto Group and Carmelo Giuffre.
There are no active new building construction projects on this tax block.

The majority, or 61 percent of the 56,772 square feet of built space are industrial buildings, with retail buildings next occupying 17 percent of the space.

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