H1 2026 Brooklyn & Queens Industrial Report
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37,252+
1,000+
1,000,000
$93.90B
TRANSACTIONS
AG ENTS & EMPLOYEES
INVESTOR DATABASE
IN DEALS CLOSED
H1 2026 Industrial and Land Activity 143
$110,000,000
105
TOURS
LISTED, SOLD, OR UNDER CONTRACT
OFFERS
Eli Roerden
Bobby Lawrence
DJ Johnston
Associate Queens Industrial Specialist
Vice President Brooklyn Industrial Specialist
Executive Vice President Development Specialist
Deal Support Team William Cheng Sales Analyst Robert W. Moore Director of NY Operations
Sales Support Team Bryan Kirk Associate Vice President
Marketing Team Lori Girgis Marketing Sara Vlcek Property Marketing Brooke Roberts Creative Design Natalie Storm Digital Marketing
Brooklyn Market Overview Below is an overview of the Brooklyn industrial market in H126, along with a few key insights. This data excludes transactions under $1M and all self-storage deals. TOTAL DOLLAR VOLUME
TRANSACTIONS
$184M, a 21% increase from H125
40 deals over $1M, up from 35 in H125
AVERAG E PRICE PER SF
AVERAG E DEAL SIZE
Warehouses traded at $459 per SF, in line with the past two years.
$4.5M, up slightly from $4.1M in H125 BUYER TRENDS
Three Takeaways from the Brooklyn Industrial Market through H126
78% of transactions were owner-user buyers. 50% of all transactions involved first-time buyers.
1 First-Time Buyers Drive the Market First-time buyers accounted for nearly 50% of the market’s volume, up significantly from 34% in 2025. First-time buyers are saving the day, but that usually involves a lot of hand-holding with financing and environmental contingencies. If you are a seller, expect a longer time on the market. It takes time to find these buyers and sometimes even longer to get them to sign a hard contract. Having a long buyer list from warehouses already on the market, exposing the property widely, and cooperating with brokers remain essential to achieve that 20-30% user premium.
H126 BY AREA
3 The Hardest Deal to Sell: $10M-$20M These “in-between” assets are still stuck. They’re too big for most users and the pool of buyers with the capital and need for a property this size has shrunk since last year. At the same time, they’re too small for institutions, and the pricing rarely works on a yield basis. Sellers continue to target owner-users capable of supporting premium pricing, but the pool of qualified buyers at this price point remains limited.
12 | $35M
West Brooklyn Central Brooklyn
7 | $21M
South Brooklyn
1 | $21M
North Brooklyn
6 | $20M 4 | $17M
East Brooklyn
4 | $13M
North-Central $0M
2 Average Sales Price Remains Low $4.5M is a low average deal size. For context, from 2022 to 2024, the average was closer to $7M. Lack of institutional deals getting done and, as discussed below, the buyer pool is very thin for users around $10M.
7 | $59M
Downtown
$20M
$40M
$60M
H122-H126 DOLL AR VOLUME & # OF TRANSACTIONS $600M
60
$450M
45
$300M
30
$150M
15
$0M
H122
H123
H124
Total Dollar Volume
H125
H126
0
# of Transactions
Brooklyn Industrial Comparables ADDRESS
NEIGHBORHOOD
CLOSED
PRICE
USER/INV.
SF
$/SF
219 Bond Street
Gowanus
1/8/26
$1,175,000
User
1,250
$940
30 Richards Street
Red Hook
1/14/26
$5,650,000
User
11,850
$477
46 Coffey Street
Red Hook
2/20/26
$2,400,000
User
6,500
$369
238 53rd Street
Sunset Park
2/11/26
$1,910,000
User
4,000
$478
37-69 9th Street
Gowanus
3/13/26
$37,500,000
Investor
113,817
$329
471 Flushing Avenue
Williamsburg
2/27/26
$3,326,000
Investor
2,675
$1,243
330 Nassau Avenue
Greenpoint
1/22/26
$3,850,000
Investor
5,590
$689
646 Berriman Street
East New York
2/20/26
$1,500,000
User
3,800
$395
1279 Utica Avenue
East Flatbush
1/2/26
$2,300,000
User
8,000
$288
4406 Farragut Road
East Flatbush
2/9/26
$2,000,000
User
6,000
$333
692 McDonald Avenue
Borough Park
1/15/26
$6,836,310
User
12,783
$535
1062 39th Street
Borough Park
1/20/26
$1,217,000
User
1,904
$639
1474 Ralph Avenue
East Flatbush
1/27/26
$3,000,000
User
9,800
$306
6065 Strickland Avenue
Mill Basin
1/14/26
$20,575,000
User
102,559
$201
226 52nd Street
Sunset Park
1/20/26
$3,300,000
User
7,400
$446
5301 2nd Avenue
Sunset Park
3/17/26
$3,180,000
User
12,021
$265
94 Hausman Street
Greenpoint
1/8/26
$4,800,000
Investor
15,600
$308
835 Shepherd Avenue
East New York
2/26/26
$8,000,000
User
19,900
$402
400 Jefferson Street
Bushwick
1/21/26
$2,800,000
User
5,000
$560
595 Berriman Street
East New York
3/20/26
$6,100,000
User
16,500
$370
275 Front Street
Vinegar Hill
4/10/26
$5,780,000
User
11,389
$508
251 43rd Street
Sunset Park
4/13/26
$2,979,000
User
7,000
$426
197 34th Street
Greenwood Heights
4/17/26
$1,050,000
Investor
5,125
$205
39 15th Street
Gowanus
5/15/26
$3,100,000
User
22,558
$137
*$/SF was calculated off lot SF
Brooklyn Industrial Comparables (Cont.) ADDRESS
NEIGHBORHOOD
CLOSED
PRICE
USER/INV.
SF
$/SF
111 Spencer Street
Bedstuy
4/16/26
$4,400,000
User
5,000
$880
105-107 Sandford Street
Bedstuy
5/19/26
$3,300,000
User
4,999
$660
251 Montrose Avenue
Williamsburg
4/17/26
$2,190,000
User
3,328
$658
143-147 21st Street
Greenwood Heights
6/12/26
$3,700,000
User
6,500
$569
703 3rd Avenue
Greenwood Heights
4/30/26
$4,700,000
Investor
9,680
$486
125 42nd Street
Sunset Park
6/15/26
$2,750,000
User
6,200
$444
224-228 48th Street
Sunset Park
5/18/26
$4,100,000
User
11,000
$373
1346 Atlantic Avenue
Crown Heights
6/10/26
$2,350,000
User
5,000
$470
972 Metropolitan Avenue
Williamsburg
5/28/26
$2,400,000
User
3,913
$613
342 Ten Eyck Street
Williamsburg
6/3/26
$3,580,000
Investor
7,500
$477
600 Clarkson Avenue
East Flatbush
5/28/26
$2,400,000
User
9,212
$261
39 15th Street
Gowanus
5/15/26
$3,100,000
User
22,558
$137
413 20th Street
Greenwood Heights
6/29/26
$4,200,000
User
16,500
$255
145 42nd Street
Sunset Park
6/15/26
$2,750,000
Investor
6,200
$444
289 Linwood Street
East New York
6/29/26
$1,300,000
User
3,675
$354
Midwood
6/11/26
$2,850,000
User
7,680
$371
1683-1685 McDonald Avenue
AVERAG E $/SF | BROOKLYN
*$/SF was calculated off lot SF
$458
Brooklyn & Queens Industrial Price per SF
AVERAG E $/SF BY NEIGHBORHOOD $93 → $600
Queens Market Overview Below is an overview of the Queens industrial market in H126. Data excludes self-storage transactions and deals under $1M. One institutional trade is excluded from the averages below.* TOTAL DOLL AR VOLUME
$293.4M — up 58% from H125 ($185.6M), driven in large part by one institutional trade. *Excluding that deal, volume was $201.4M, up 9% from H125. AVERAG E PRICE PER SF
$372, down from $419 in H125 and $437 in H124 — pricing continuing to soften even as deal count climbs. BUYER TRENDS
62% of transactions were user-buyers, 50% of them firsttime buyers TRANSACTIONS
45 deals over $1M, up from 33 in H125 AVERAG E DEAL SIZE
$4.6M, slightly down from $5.6M in H125
H126 BY SUB-AREA | DOLL AR VOLUME
North Queens
8 Transactions | $119M
Northwest Queens
16 Transactions | $81M
West Central Queens
11 Transactions | $61M
Southeast Queens
8 | $24M
South Queens
2 | $8M $0M
$30M
$60M
$90M
$120M
H123-H126 DOLL AR VOLUME & # OF TRANSACTIONS $320M
48
$240M
36
$160M
24
$80M
12
$0M
H123
H124
H125
Total Dollar Volume
# of Transactions
H126
0
Three Takeaways from the Queens Industrial Market through H126 1 Rezonings Are Starting to Bite Into Industrial Supply Queens industrial pockets saw two of the city’s largest neighborhood rezonings in a generation: OneLIC (54 blocks, ~15,000 homes) and the Jamaica Neighborhood Plan (230 blocks, ~12,000 homes), both approved by City Council in late 2025 and now moving into implementation. Industrial land can become a particularly attractive candidate for upzoning because many sites remain underbuilt relative to permitted density. We counted 29 Queens industrial properties sold for development/land value in H126 (excluded from the comps above), up from just 6 in H125. We expect the trend to continue: the Mamdani administration is backing further site specific rezonings with ELURP, a new expedited review process which was approved by voters in Nov. 2025. This will cut the standard ULURP timeline from 7 months to 90 days. As rezonings reduce the industrial land base, remaining industrial properties could benefit from increased scarcity, particularly in established industrial pockets. Furthermore, adjacent, non-rezoned pockets are picking up spillover foot traffic and infrastructure investment for adaptive reuse. These projects have already reshaped Williamsburg and is now impacting LIC. We’re currently running development feasibility studies current zoning and ULURP/ELURP pathways - for a few hundred industrial owners across Queens and Brooklyn.
2 The Owner-User Premium Has Nearly Vanished User-buyers paid a 10.7% $/SF premium over investors in 2024 — real evidence of how aggressively users were competing for buildings. That premium has compressed every year since: down to 2.7% in 2025, and just 0.7% through H126. The erosion is sharpest in larger buildings (10,000 SF+),
where users are now paying 8-9% less per SF than investors. Smaller product still favors user-buyers, but even there the premium has faded. The compression appears to reflect both reduced seller leverage and softer owner-user demand. A couple of years ago, investors had to win deals on speed and certainty — all-cash, no diligence contingencies, fast closings — while SBA-financed user-buyers had to pay up just to compete for the same buildings. That dynamic has flipped: asking prices across active listings have fallen roughly 6-7% since mid-2025, and fewer sellers are even adding new listings to test pricing, both signs leverage has shifted toward buyers, investor and user alike, which converges what each is willing to pay rather than letting one group pay up to win. It’s compounded by a real slowdown on the demand side: NYC industrial leasing activity has been running below historical norms, with landlords offering more concessions and large-format product in Queens specifically struggling to lease up. Fewer businesses in active expansion mode means a thinner pool of owner-user buyers, too.
3 Queens Is Where the Investors Are Buying Queens industrial trades at a real discount to Brooklyn — $372/SF H1 2026 vs. $488/SF 2025, a gap of roughly 24%. That lower basis, paired with the development and rezoning optionality reshaping the borough (see above), gives investors a more favorable entry point than Brooklyn’s tighter, higherpriced stock — and the buyer mix shows it. 38% of Queens H126 buyers were investors, almost double Brooklyn’s 20%. Queens is earlier in its cycle, and the buyers chasing basis and upside are concentrating here while owner-users still dominate the more mature Brooklyn market. Worth watching whether that investor share keeps climbing as rezonings play out, or whether pricing catches up to Brooklyn and compresses the opportunity that’s drawing them in.
*Terreno Realty’s $92M acquisition of 28-10 Whitestone Expwy (245,337 SF) is excluded from average price-per-SF and average deal-size calculations as a single-transaction outlier. Its $375/SF price is in line with market, so excluding it has minimal effect on average $/SF. Its effect on deal size and volume is material: including it raises total volume growth to 58% YoY versus 9% organic, and lifts average deal size well above the $4.6M shown here.
Queens Industrial Comparables ADDRESS
NEIGHBORHOOD
CLOSED
PRICE
USER/INV.
SF
$/SF
43-32 33rd St
Long Island City
1/5/26
$4,950,000
Investor
12,500
$396
10-01 43rd Ave
Long Island City
1/8/26
$7,500,000
User
26,550
$282
87-14A 92nd St
Woodhaven
1/14/26
$1,250,000
User
2,617
$478
16-35 Weirfield St
Ridgewood
1/21/26
$900,000
Investor
3,300
$273
43-20 54th Rd
Maspeth
1/21/26
$4,450,000
Investor
9,000
$494
51-55 59th Pl
Woodside
1/23/26
$3,850,000
User
8,920
$432
11-02 37th Ave
Long Island City
1/27/26
$4,900,000
User
15,000
$327
93-12 179th Pl
Jamaica
1/27/26
$1,500,000
User
10,600
$142
71-15 51st Ave
Maspeth
1/29/26
$6,000,000
User
20,400
$294
65-17 68th Ave
Ridgewood
1/29/26
$3,700,000
User
9,230
$401
43-15 36th St
Sunnyside
2/4/26
$4,150,000
Investor
11,000
$377
5-28 51st Ave
Long Island City
2/6/26
$2,325,000
User
4,690
$496
81-67 Liberty Ave*
Ozone Park
2/6/26
$1,900,000
User
2,100
$312
41-34 39th St
Sunnyside
2/11/26
$1,565,000
Investor
2,840
$551
122-14 15th Ave
College Point
2/13/26
$2,150,000
Investor
7,500
$287
130-38 90th Ave
Richmond Hill
2/18/26
$2,200,000
User
6,100
$361
28-10 Whitestone Expwy
College Point
2/18/26
$92,000,000
Investor
245,337
$375
131-09 14th Ave
College Point
2/20/26
$1,800,000
User
5,400
$333
15-11 132nd St
College Point
2/20/26
$2,860,000
User
6,593
$434
43-31 36th St
Long Island City
2/25/26
$3,900,000
Investor
10,000
$390
106-08 150th St*
Jamaica
2/25/26
$1,475,000
User
2,000
$268
50-43 97th Pl*
Corona
2/26/26
$9,000,000
User
500
$616
43-10 21st St
Long Island City
3/5/26
$14,500,000
Investor
40,400
$359
69-34 76th St*
Middle Village
3/6/26
$1,780,000
User
1,440
$237
*$/SF was calculated off lot SF
Queens Industrial Comparables (Cont.) ADDRESS
NEIGHBORHOOD
CLOSED
PRICE
USER/INV.
SF
$/SF
34-14 31st St
Astoria
3/12/26
$2,000,000
User
4,875
$410
Whitestone
3/12/26
$2,000,000
User
1,334
$405
72-58 Elizabeth Ave*
Arverne
3/12/26
$5,300,000
Investor
—
$93
18-45 Steinway St
Astoria
3/18/26
$10,900,000
Investor
26,000
$419
112-37 Roosevelt Ave
Corona
3/19/26
$6,050,000
Investor
25,019
$242
23-29 48th St
East Elmhurst
3/25/26
$1,025,000
User
4,800
$214
88-19 76th Ave
Glendale
3/27/26
$3,400,000
Investor
12,880
$264
57-25 Cooper Ave
Glendale
4/1/26
$2,350,000
Investor
6,538
$359
15-13 132nd St
College Point
4/15/26
$3,000,000
User
6,593
$455
12-00 Brunswick Ave
Far Rockaway
4/15/26
$3,000,000
User
16,320
$184
107-26 Rockaway Blvd*
Ozone Park
4/17/26
$2,100,000
User
2,800
$210
72-02 51st Ave
Maspeth
4/23/26
$9,875,000
Investor
20,726
$476
37-14 13th St
Long Island City
4/27/26
$2,100,000
User
4,500
$467
19-40 Flushing Ave
Ridgewood
4/28/26
$13,500,000
User
25,234
$535
69-59 75th St
Middle Village
5/13/26
$950,000
Investor
2,750
$345
36-46 35th St
Long Island City
5/19/26
$1,720,000
Investor
2,900
$593
89-50 127th St
Richmond Hill
6/2/26
$9,700,000
User
26,000
$373
37-20 12th St
Long Island City
6/3/26
$3,200,000
Investor
7,000
$457
88-65 76th Ave
Glendale
6/5/26
$5,400,000
User
16,800
$321
97-02 150th St
Jamaica
6/11/26
$4,300,000
Investor
18,750
$229
58-24 64th St
Maspeth
6/24/26
$2,600,000
User
5,000
$520
34-02 Laurel Hill Blvd
Maspeth
6/25/26
$18,800,000
User
43,247
$435
56-30 56th St
Maspeth
6/26/26
$1,400,000
User
3,136
$446
150-50 11th Ave*
AVERAG E $/SF | QUEENS
*$/SF was calculated off lot SF
$372
2026 Matthews™ Industrial Activity Brooklyn ON MARKET
330 Calyer Street
204 25th Street
150 Conover Street
Warehouse
Warehouse/Office
Warehouse
Asking: $8,950,000
Asking: $5,500,000
Asking: $4,800,000
273 Russell Street
824 Humboldt Street
2197 Clarendon Road
Warehouse
Warehouse
Warehouse
Asking: $3,950,000 (Under Contract)
Asking: $2,950,000 (Under Contract)
Asking: $2,200,000
342 Ten Eyck Street
143-147 Conover
150-158 19th Street
Warehouse
Warehouse + Land
Warehouse
Sold: $3,580,000
Sold: $3,300,000
Sold: $6,800,000
170 Second Avenue
439 20th Street
120 Evergreen Avenue
Warehouse
Warehouse
Warehouse
Sold: $5,760,000
Sold: $3,875,000
Sold: $3,250,000
SOLD
Queens Industrial Activity ON MARKET
130-43 92nd Ave
101-01 Jamaica Ave
Warehouse
Land/Development
Asking: $2,200,000
Under Contract: $1,700,000
Jamaica Development Assemblage
147-17 Liberty Ave
Land/Development
Land/Development
Asking: $60,000,000
Asking: $500k/year for a 99-year ground lease.
57-25 Cooper Ave
151-03 94th Ave
Warehouse
Warehouse
Sold: $2,350,000
Sold: $2,200,000
87-14 92nd St
57-65 59th St
Warehouse
Warehouse
Sold: $1,250,000
Sold: $2,425,000
SOLD
Testimonials “Selling our family’s warehouse was a big responsibility, and Bobby didn’t take it lightly. He treated the property and our family’s legacy with care and gave the sales process everything he had. He was calm under pressure, always responsive, and most importantly, got us to a great outcome .” Karathanasis & Ermogenous Families “Bobby was the fourth broker I hired to sell my building, and he delivered. He generated more offers and tours than my last two brokers combined! I wish I had hired him from the start and would recommend anyone looking to sell to work with him.” Terranova Family “As estate administrator, ensuring my clients receive the best representation is paramount. I hired Bobby to sell 171 27th Street for the estate, and because he was doing such a great job, I decided to hire him again to sell another building down the street. Bobby was professional, persistent, and understood the complexities of working for an estate. I would gladly work with him again.” Bernard D’Avella | Estate Administrator of Frustaci Family “It was truly a pleasure working with Bobby throughout the sale of my warehouse. I never had any doubts that his decisions and suggestions pertaining to the sale were anything less than professional and well-thought out. When a door closed, Bobby immediately found another one to open. I would highly recommend his services to anyone looking to sell their property!” Alan Wolf | G&W Food Products “It was a pleasure working with Bobby and Jermaine for the sale of our warehouse portfolio. Selling these buildings presented many complexities and nuances. I value communication very highly and found their routine reporting of exposure and offers to be very helpful. Other industry experts I was working with were equally impressed with their methodology and routine communication of results. Bobby and Jermaine remained calm but intensely focused on delivering our family the best result.” Jean ‘Buzz’ Rosenthal | McDonald Roofing Supply “I had a great experience working with Bobby Lawrence. In less than 30 days he procured 17 real offers and identified a buyer who separated himself from the rest of the pack with terms I was comfortable with. He was always available, very transparent, and I never had any doubt that our interests were aligned.” Jonathan Holman | Private Investor “Working with Eli Roerden and Bobby Lawrence on the sale of our warehouse in Richmond Hill was an excellent experience from start to finish. Their marketing process was thorough-- generating 11 serious offers through 24 tours, ultimately securing a deal above our asking price. When we encountered challenges during the escrow process, Eli and Bobby were professional and communicative. I would confidently recommend their services to anyone considering selling similar property.” Kow Ching Yu | Vemars Imports Inc. “I hired Eli and Bobby to sell my warehouse in Ridgewood, as I simultaneously sold my business. Eli and Bobby worked closely with my business broker to structure a short-term sale-leaseback that made sense for all parties. We closed all-cash, no due diligence, within 30 days of an accepted offer — as smooth a transaction as I could have hoped. I’d recommend them to anyone dealing with a similar situation.” Ken Galbert | Action Glass
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Bobby Lawrence
Vice President Direct: (718) 554-0337 Mobile: (908) 616-5799 bobby.lawrence@matthews.com License No. 10401300331 (NY)
Bobby (Robert) Lawrence is a Vice President at Matthews™, specializing in selling industrial land and warehouse properties across the New York City boroughs, with a focus on Brooklyn, NY. He has successfully closed over 40 transactions totaling more than $100 million, establishing himself as one of the most active brokers in Brooklyn’s industrial market. Bobby has also written for and been featured in leading industry publications, including Commercial Observer, GlobeSt.com, and the New York Real Estate Journal. Bobby has built a strong track record advising multi-generational owners and estates who are considering selling their warehouse or industrial property. He provides straightforward guidance on maximizing sale price, ensuring a smooth process, and structuring transactions in the most tax-efficient way, including 1031 exchanges. Before joining Matthews™, Bobby served as a director at B6 Real Estate Advisors under Paul Massey, where he oversaw a team covering the Brownstone and Southwest Brooklyn markets. He began his career at Marcus & Millichap, building a strong foundation in investment sales and client advisory. Born and raised in Summit, NJ, Bobby earned his bachelor’s degree in History from Colgate University, where he captained the Division I Men’s Varsity Lacrosse team and was recognized as an NCAA All-American. He later competed professionally with the Florida Launch of Major League Lacrosse. Today, Bobby lives with his wife in Park Slope, and in his free time enjoys playing tennis, traveling, and volunteering at the local soup kitchen through CHiPS. Education B.A., History Colgate University
Professional Accomplishments & Affiliations
Affiliations & Memberships 2025 Sales Achievement Award
Project Destined Mentor Harlem Lacrosse Volunteer Colgate Real Estate Club
Colgate Crease Club Real Estate Board of New York (REBNY)
New York Athletic Club New York Real Estate Commission
Eli Roerden
Associate Direct: (646) 809-7069 Mobile: (857) 998-3134 eli.roerden@matthews.com License No. 10401387913 (NY)
Eli Roerden is a dedicated real estate professional at Matthews™, specializing in industrial properties in Queens, New York. With a robust background in finance and real estate, Eli leverages his extensive knowledge to provide exceptional service and strategic insights to his clients. Before joining Matthews™, Eli interned at Fetner Properties, a renowned multifamily developer in New York City, where he gained valuable experience in property development and management. His commitment to the real estate industry is further demonstrated by his active involvement with the Young Real Estate Professionals of New York (YREPNY). Education B.S., Finance and Real Estate Syracuse University
Professional Accomplishments & Affiliations
2024 5 Star Award Affiliations & Memberships Member of the Young Real Estate Professionals of New York
Bobby Lawrence
Vice President Direct: (718) 554-0337 Mobile: (908) 616-5799 bobby.lawrence@matthews.com License No. 10401300331 (NY)
Eli Roerden
Associate Direct: (646) 809-7069 Mobile: (857) 998-3134 eli.roerden@matthews.com License No. 10401387913 (NY)
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