Roza Koyenova pays $9.5M to Leser Group for retail in Dyker Heights

Roza Koyenova through the entity Frt Hamilton 6011 LLC paid $9.5 million to Leser Group through the entity 6011 Fort Hamilton Realty LLC for the mixed-use building (K4) at 6011 Ft Hamilton Parkway in Dyker Heights, Brooklyn. The expected use is cash flowing.
The deal closed on October 15, 2024 and was recorded on October 29, 2024. The property has 18,000 square feet of built space according to a PincusCo analysis of city data. The sale price per built square foot is $527 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 Leser Group was Abraham Leser. The signatory for Roza Koyenova was Roza Koyenova. The contract date was November 28, 2023.

Prior sales and revenue

Prior to this transaction, PincusCo has records that the buyer Roza Koyenova purchased one property in one transaction for a total of $3.9 million and has no record it sold any properties over the past 24 months.
The seller Leser Group purchased 11 properties in one transaction for a total of $8.5 million and sold one property in one transaction for a total of $10.9 million over the same time period.

The property

The mixed-use building in Dyker Heights has 18,000 square feet of built space according to a PincusCo analysis of city data. The parcel has frontage of 101 feet and is 99 feet deep with a total lot size of 9,009 square feet. The lot is irregular. The zoning is M1-1 which allows for up to 1 times floor area ratio (FAR) for manufacturing The city-designated market value for the property in 2022 is $2.3 million.

Violations and lawsuits

There were no lawsuits or bankruptcies filed against the property for the past 24 months. In addition, according to city public data, the property has received $11,000 in OATH penalties in the last year.

Development

For the tax lot building, it received its initial certificate of occupancy on September 19, 2014. 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 $150.9 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 608,968 square feet of commercial and multi-family construction under development in the last two years, which represents 9 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of two of the 12 commercial properties representing 27,570 square feet of the 114,731 square feet. The two identified owners are Alex Lau and Gong Li.
There are no active new building construction projects on this tax block.

The majority, or 53 percent of the 114,731 square feet of built space are retail buildings, with mixed-use buildings next occupying 32 percent of the space.

The seller

The PincusCo database currently indicates that Leser Group owned at least 30 commercial properties with 418 residential units in New York City with 1,024,924 square feet and a city-determined market value of $96.2 million. (Market value is typically about 50% of actual value.) The portfolio has $708.3 million in debt, with top three lenders as UMB Bank, Tel Aviv Stock Exchange bondholders, and Ponce Bank respectively. Within the portfolio, the bulk, or 38 percent of the 1,024,924 square feet of built space are elevator properties, with specialty properties next occupying 22 percent of the space. The bulk, or 61 percent of the built space, is in Brooklyn, with Bronx next at 32 percent of the space.

The buyer

The PincusCo database currently indicates that Roza Koyenova owned at least two commercial properties in New York City with 21,900 square feet and a city-determined market value of $2.7 million. (Market value is typically about 50% of actual value.) Within the portfolio, the bulk, or 51 percent of the 21,900 square feet of built space are specialty properties, with office properties next occupying 49 percent of the space. The bulk, or 51 percent of the built space, is in Brooklyn, with Queens next at 49 percent of the space.

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