Three-Unit Brick Multifamily
For Sale
$999,995
15 Brighton 4th Terrace, Brooklyn, NY 11235
Residential Income, Brooklyn, NY
Property Size1,872 SF
Lot Size0.05 Acres
Price / SF$534.19
Days on Market212
Property Features for 15 Brighton 4th Terrace
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
7
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bedroom 7, Basement, Bedroom 2, Bathroom 2, Bathroom 3, Bedroom 3, Bathroom 4, Bedroom 1, Bedroom 5, Bedroom 4, Bathroom 1
Parking features
Driveway
Interior features
First Floor Bedroom, First Floor Full Bath
Basement
Finished
Elementary school
Ps 121 Nelson A Rockefeller
Middle school
Edward R Murrow High School
High school
Edward R Murrow High School
Elementary school district
Brooklyn 21
Middle school district
Brooklyn 21
High school district
Brooklyn 21
Standard status
Active
APN
07262-0044
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8006
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Water source
Public
Building Details
Year built
1930
Number of units
3
Flooring type
Wood
Building materials
Brick
Listing Agency:
Real Broker NY LLC
(866) 988-5017
Listed By:
Camilo Henriquez
(929) 398-0106
Added: Feb 7
Changed: Sep 6
Last Checked: Sep 7 at 11:06AM
MLS# 960527
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This three-unit multifamily property occupies a two-story brick and masonry structure built in 1930. The building contains 1,872 square feet of total living space on a 2,125-square-foot lot, with wood flooring, hot-water heating, a first-floor bedroom, and a first-floor full bath. A driveway provides on-site parking, while public water and public sewer serve the property.
Located at 15 Brighton 4th Terrace in Brooklyn’s Brighton Beach area, the property is near the B and Q subway lines, local schools, shopping, dining, and the boardwalk. The property carries R6 zoning with a commercial overlay.
Located at 15 Brighton 4th Terrace in Brooklyn’s Brighton Beach area, the property is near the B and Q subway lines, local schools, shopping, dining, and the boardwalk. The property carries R6 zoning with a commercial overlay.
Key Highlights
- Three units arranged across two stories
- 1,872 square feet of total living space
- 2,125‑square‑foot lot; 0.0488 acres
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$65,561
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,311,220
$1.3M
Cap Rate 7%
$936,586
$936.6K
Cap Rate 9%
$728,456
$728.5K
Market Conditions
NOI Build-Up for 1,872 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$95.5K $51.00/SF
− Vacancy
−$1.8K −$0.97/SF
EGI
$93.7K $50.03/SF
− OpEx
−$28.1K −$15.01/SF
NOI
$65.6K $35.02/SF
Area
Brooklyn, NY
Vacancy
1.90%
Lease Rate
$51.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,311,220
Cap Rate 7%
$936,586
Cap Rate 9%
$728,456
Alternative Uses
Best Use
Multifamily LT 5
$936.6K
$819.5K – $1.09M
NOI $65,561 @ 7.0% cap · market cap 6.56%
Second Best
Apartment 5plus
$816.4K
$714.4K – $952.5K
NOI $57,150 @ 7.0% cap · market cap 5.72%
Theoretical Best
Specialty Retail
$1.55M
$1.36M – $1.81M
NOI $108,501 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
5,495
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Two-story Brighton Beach property with R6 zoning and a commercial overlay.
Where is this triplex located?
The property is located at 15 Brighton 4th Terrace Brooklyn, NY.
What is the asking price?
The asking price for this property is $999,995.
What are key features of this property?
This property features: Three units arranged across two stories; 1,872 square feet of total living space; 2,125‑square‑foot lot; 0.0488 acres
