Invictus Property Advisors

Name: Invictus Property Advisors
Address: 222 West 37th Street, New York, NY, 10018, US
Telephone: +12125967574

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Invictus Property Advisors

Invictus is a broker-owned commercial real estate advisory firm specialized in investment sales

06/10/2026

Invictus Property Advisors closed a vacant 8-unit townhouse located on one of the Upper West Side’s most sought-after residential blocks, just steps from Central Park on West 73rd Street.

The transaction required navigating several challenges throughout the marketing process.

The building was just 16 feet wide and lacked a traditional stoop, characteristics that deterred many buyers and significantly narrowed the pool of prospective bidders. Additionally, several tenants remained in occupancy when we launched the marketing campaign. During the marketing process, ownership was able to secure full vacancy of the building, requiring a quick pivot back to buyers who had previously been deterred by the occupancy status.

We also uncovered and helped ownership resolve an erroneous SRO restriction that appeared in DOB records. Working alongside ownership and expeditors, the building was successfully reclassified to its proper Class A status with both DOB and HPD, removing a significant hurdle for prospective purchasers and lenders.

Despite these challenges, our team conducted more than 20 private tours, generated substantial buyer interest, and successfully guided the transaction from engagement to closing in approximately 45 days.

Originally constructed in 1884, the Neo-Grec brownstone spans approximately 4,900 square feet. The property ultimately traded for $3.3 million, equating to approximately $673 per square foot.

05/26/2026

We’re excited to officially welcome the Summer 2026 Internship Class to Invictus Property Advisors.

This summer, we’re fortunate to have an outstanding group of interns joining us from:

• New York University Stern School of Business
• University of Southern California
• Trinity College
• Fordham University

Over the coming months, they will gain hands-on exposure to New York City investment sales, underwriting, zoning analysis, canvassing, marketing, client communication and the day-to-day realities of commercial real estate brokerage in one of the most competitive markets in the world.

We’re proud to continue building a culture centered around mentorship, collaboration and real-world experience, and we look forward to watching this group grow throughout the summer.

Welcome to the team.

04/28/2026

$17,750,000 SALE | Lower East Side

Invictus Property Advisors closed a vacant conversion and redevelopment opportunity in the heart of the Lower East Side, for $17,750,000.

What made this deal particularly compelling was a technical, two-phase development strategy:

• The project leverages a phased filing approach to ultimately unlock 6.0 FAR residential
• Phase I establishes the full bulk, while Phase II enables the conversion of commercial FAR to residential FAR pursuant to zoning
• This structure was fully supported and documented by zoning and land use counsel

In addition, the deal offered a rare stack of tax advantages, including:

• 421a approval already in place
• Potential eligibility for ICAP
• 467-m conversion benefits

The asset was in a distressed situation, with default interest accruing from a bridge lender, requiring a developer who could close on a time of the essence basis.

The combination of distress, complexity, and ex*****on risk required a broker / developer team who could move decisively.

This transaction is an example of how speed and targeted outreach can drive results in situations where timing is critical and the margin for error is minimal.

Deal Metrics: $1,382/SF or $558/BSF

04/22/2026

We are pleased to share the sale of a mixed-use building on East 10th Street between Avenue A and 1st Avenue, just a block from Tompkins Square Park, for $3,575,000, or $50,000 above asking.

The property consisted of 10 apartments and 2 commercial units, with a unit mix of 5 free market, 3 rent stabilized, and 2 rent-controlled apartments. All 5 free market units were delivered vacant.

Final deal metrics:
7.5% cap rate
8.6x GRM
$295,000 per unit
$546 per SF

A key part of the transaction was the foresight to negotiate purchase price increases tied to any rent-controlled unit becoming vacant without succession rights during the contract period. That structure proved meaningful and ultimately generated additional proceeds for our client.

Connect with us to learn more.

03/31/2026

Invictus Property Advisors has closed on its third development site on Herbert Street in Williamsburg in the past 2 years and this development site deal had it all.

Irregular lot dimensions, 40+ years of ownership, and just 13 feet of frontage on Meeker Street, enough to qualify for a wide street bonus that many groups overlooked. The seller had previously gone into contract twice directly with developers, both of whom dragged their feet and ultimately attempted (and failed) to assign their contracts.

There were also complications with a neighboring owner who required an access agreement. However, the seller was restricted under an existing contract of sale, which required prior buyer approval before entering into any such agreement—creating additional friction in moving the deal forward.

Ultimately, we identified a buyer who understood how to navigate these constraints and reposition the opportunity. The plan is to build the bulk of the project along Herbert Street through an Alt-1 filing, optimizing the site’s configuration and development potential. The buyer closed within 30 days of contract ex*****on.

Situations like this highlight a common dynamic: long-term owners often prefer to deal directly with principals, but these deals are rarely straightforward. Without a specialist guiding the process, critical elements—like the wide street bonus FAR here—can be missed, materially impacting value.

03/17/2026

Invictus Property Advisors has completed the sale of a fully rent-stabilized multifamily building in West Harlem.

The property is an 8-unit mixed-use building consisting of seven rent-stabilized apartments and a ground floor commercial unit, located directly adjacent to a subway entrance servicing the A, B, C, and D lines.

This transaction presented several unique challenges, including non-payment issues and a fully rent-stabilized residential component, requiring a targeted buyer approach. Ultimately, the purchaser was attracted to the low basis opportunity and long-term repositioning potential.

This marks the second transaction completed with this buyer in the past two months. They remain actively focused on acquiring rent-stabilized buildings delivered with vacancies throughout New York City.

Contact us to learn more.

02/12/2026

Invictus Property Advisors is pleased to announce the successful closing of a free market, 10-unit multifamily on 38th Street between Park Avenue & Madison Avenue in Murray Hill.

The property closed for $4.8 million, representing a ~5% cap rate, $743 per square foot, $480,000 per unit, and 11x GRM.

The asset was marketed as a fully free-market building and consists of nine one-bedroom units and one studio, with a well-documented history of tenant turnover prior to the enactment of HSTPA. Due to the small unit sizes and corresponding elevated turnover, the majority of apartments were deregulated through high-rent vacancy decontrol, resulting in a clean regulatory profile.

In-place rents average approximately $75 per net square foot, offering a clear ~15–20% upside through continued turnover and light value-add ex*****on. This transaction underscores continued investor demand for well-located, free-market multifamily assets with embedded rent growth and regulatory clarity. The property also benefits from Tax Class 2B protections, which limit annual property tax increases and enhance long-term cash flow stability.

01/14/2026

We wrapped up 2025 with a strong cadence of closings across NYC.

Our team continues to execute across multifamily, mixed-use, retail, development sites, and air rights, driven by direct buyer relationships and a clear understanding of what’s trading — and why.

We’re actively discussing on- and off-market opportunities and the evolving dynamics shaping investment sales today.

10/16/2025

Closed | NNN Retail | Bronx, NY

Invictus Property Advisors closes the sale of a 350’ x 100’ corner retail asset located in the Morris Park section of the Bronx. The property, which sits on a 35,000-square-foot lot with 44 parking spaces, sold for $9,900,000, representing a 6.8% capitalization rate.

The asset is fully occupied on absolute NNN leases by two credit tenants — Citibank and Dollar Tree (subleasing from Walgreens) — providing stable, long-term cash flow with rents at or near market levels. Located less than half a mile from the approved and proposed Morris Park Metro-North Station, the property benefits from a large, corner retail footprint serving the local community. The site also offers future redevelopment potential, allowing up to 87,500 buildable square feet (2.5 FAR) under the new City of Yes zoning reform as a “Qualifying Residential Site.”

At the direction of ownership, we executed a quiet and highly targeted off-market process, reaching out to a select group of qualified investors focused on stable net-leased retail opportunities and end users who could occupy one of the spaces upon lease expiration. This focused approach resulted in a smooth transaction and strong ex*****on on behalf of ownership.

09/17/2025

Invictus Property Advisors announces the successful closings of three transactions across NYC submarkets:

East Harlem Mixed-Use Building
Red Hook Development Site
Gowanus Vacant Multifamily

These transactions had it all — tenant nonpayment and eviction proceedings, vacant assets that made financing challenging, and the complexity of assembling a development site with air rights. Each closing underscores our ability to navigate difficult situations and deliver results for our clients.

Contact us for additional information, off-market opportunities, or details on our current inventory.

Address

222 West 37th Street
New York, NY
10018

Telephone

+12125967574

Website

http://www.invictusnyc.com/

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