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

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

09/30/2026

It’s been a busy few weeks of closings at the Invictus Property Advisors office.

Our team recently closed four transactions across Manhattan, Brooklyn, and the Bronx, spanning multifamily and retail assets. More importantly, each assignment presented a very different challenge and required a different strategy to get it across the finish line.

In North Williamsburg, we were approached by a contract purchaser who needed to assign a multifamily acquisition due to a partnership dispute. We quickly identified a replacement buyer and completed the assignment and closing in under 30 days.

In Bushwick, we brought a multifamily property back to market just one month after its prior sale and resold it for approximately 20% more than the previous purchase price.

In the Wakefield section of the Bronx, we worked closely with ownership to navigate tenant negotiations and coordinate the delivery of a multifamily property fully vacant, significantly expanding the potential buyer pool.

And in Midtown West, we sold a retail condominium to an end user who plans to operate a Pokémon trading card business from the space, another example of looking beyond the traditional investor universe to find the right buyer for a unique asset.

Four very different transactions. Four different challenges. One common objective: find a solution and get the deal closed.

08/24/2026

Invictus Property Advisors is pleased to announce the closing of 1884 University Avenue, a block-through development site in the Morris Heights section of the Bronx.

Invictus was retained to market a contract assignment with a mandate to identify a developer capable of closing in less than 30 days, time being of the essence. The 41-foot-wide site included 12,982 buildable square feet of air rights assembled from the neighboring parcel, bringing the total development potential to approximately 29,546 buildable square feet as-of-right and 33,728 buildable square feet under UAP.

The transaction closed at approximately $80 per buildable square foot based on the as-of-right ZFA.

Feel free to reach out to us if you’d like to discuss this transaction or the market more generally.

08/11/2026

Invictus Property Advisors has closed the sale of a landmark 8-family townhouse on West 70th Street on Manhattan’s Upper West Side.

The 17-foot-wide property was delivered fully vacant and traded for $3,250,000, or $894 per square foot. The purchaser, a developer, plans to gut renovate the building and convert it into a single-family residence.

The transaction reflects a growing trend we are seeing across New York City’s more affluent neighborhoods. Following recent changes to the Substantial Rehabilitation provisions, including the removal of vacancy as a presumption of substandard or seriously deteriorated condition, investors are increasingly evaluating vacant multifamily properties for conversion to single-family homes and eventual resale to end-users.

In neighborhoods such as the Upper West Side, where renovated single-family townhouses can command a significant premium, this is creating a new avenue for developers to reposition multifamily assets.

07/14/2026

Invictus Property Advisors is pleased to announce the successful sale of a development site on Van Brunt Street in Red Hook, Brooklyn.

The property was a unique T-shaped development site situated along one of Red Hook's primary commercial corridors. While many viewed it as a straightforward infill opportunity, we recognized the value created by New York City's recently adopted City of Yes for Housing Opportunity zoning reforms.

As a Qualifying Residential Site, the property permits 2.00 FAR for a fully residential development and allows an increase to 2.50 FAR when developed as a mixed-use building with ground-floor commercial space.

The underwriting process also reflected some of the realities of developing in Red Hook. Because the neighborhood is located within a flood zone, many buyers factored higher foundation and pile installation costs into their analyses, underscoring the importance of balancing additional density with construction economics.

Although the property had previously been marketed by multiple brokerage firms, our team repositioned the opportunity by educating the market on the impact of the City's new zoning regulations and highlighting the site's redevelopment potential. That strategy helped us connect the seller with the right buyer and successfully bring the transaction across the finish line.

07/09/2026

We recently closed the sale of a mixed-use building on Henry Street in Carroll Gardens for $2.15MM ($507 per SF and 5.6% cap rate). The property had been owned for years by an overseas investor who had previously attempted to sell the asset without success.

The building consisted of five residential apartments—four free market and one rent-controlled—along with a ground-floor commercial space. While many investors focused on the property's in-place income, the eventual purchaser recognized the long-term opportunity presented by the rent-controlled tenant, whose eventual vacancy would allow the building to transition to fully free-market residential units and significantly enhance future cash flow.

By connecting the seller with a local investor who understood both the neighborhood and the long-term value creation strategy, we were able to successfully bridge the gap between expectations and ex*****on, ultimately achieving a $2.15MM sale.

Transactions like this reinforce that investment real estate is rarely valued solely on current income. Understanding tenancy, regulation, and long-term repositioning opportunities is often what separates a completed transaction from one that never gets across the finish line.

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.

Address

222 West 37th Street
New York, NY
10018

Telephone

+12125967574

Website

http://www.invictusnyc.com/

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