Four-Family Brownstone with
For Sale
$2,495,000
Pending
544 Pacific Street, Brooklyn, NY 11217
Commercial Sale, Brooklyn, NY
Property Size3,240 SF
Days on Market434
Property Features for 544 Pacific Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 5, Bathroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 3, Bedroom 6
Subdivision
Boerum Hill
High school district
000000
Standard status
Pending
Size
3,240 SF
Amenities
backyard
terrace
Building Details
Architectural style
Other
Listing Agency:
Compass
(646) 982-0353
Listed By:
Paul Murphy · License #30MU1104939
Added: Jun 17, 2025
Changed: Aug 23
Last Checked: Aug 24 at 3:06AM
MLS# 11519411
Copyright © 2026 My State 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 3,240-square-foot, 18-foot-wide brownstone is configured as a four-family home under a 2020 certificate of occupancy. The layout includes an owner's triplex spanning the garden, parlor, and part of the third floor, plus a studio on the remaining third-floor portion. Two additional apartments occupy the top floor and share a hall bathroom. One of the four units is rent stabilized, while the balance is delivered vacant or nearly vacant. The property also includes a full cellar and a private 54-foot-deep backyard accessed from a terrace.
Building systems were updated in 2019, including plumbing and electrical service throughout all four floors. C4-4D G zoning permits construction of over 10,000 residential square feet. The property also carries a Certificate of No Harassment issued in 2025. Located at 544 Pacific Street in Brooklyn, the building is near Atlantic Terminal, with access to the 2, 3, 4, 5, N, Q, R, B, and D trains and the LIRR.
Building systems were updated in 2019, including plumbing and electrical service throughout all four floors. C4-4D G zoning permits construction of over 10,000 residential square feet. The property also carries a Certificate of No Harassment issued in 2025. Located at 544 Pacific Street in Brooklyn, the building is near Atlantic Terminal, with access to the 2, 3, 4, 5, N, Q, R, B, and D trains and the LIRR.
Key Highlights
- 3,240‑square‑foot, 18‑foot‑wide, 4‑story brownstone at 544 Pacific Street
- Certificate of occupancy as a 4‑family home dated 2020
- Owner's triplex, studio apartment, and two top‑floor units sharing a hall bath
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
$113,470
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
4.55%
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%
$2,269,400
$2.3M
Cap Rate 7%
$1,621,000
$1.6M
Cap Rate 9%
$1,260,778
$1.3M
Market Conditions
NOI Build-Up for 3,240 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
$165.2K $51.00/SF
− Vacancy
−$3.1K −$0.97/SF
EGI
$162.1K $50.03/SF
− OpEx
−$48.6K −$15.01/SF
NOI
$113.5K $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%
$2,269,400
Cap Rate 7%
$1,621,000
Cap Rate 9%
$1,260,778
Alternative Uses
Best Use
Multifamily LT 5
$1.62M
$1.42M – $1.89M
NOI $113,470 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$1.41M
$1.24M – $1.65M
NOI $98,914 @ 7.0% cap · market cap 3.96%
Theoretical Best
Specialty Retail
$2.68M
$2.35M – $3.13M
NOI $187,790 @ 7.0% cap · market cap 7.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
9,658
Businesses Nearby
Explore this area
Business Placement
Demographics for 11217, NY
42,417
Population
21,590
Households
2
Avg Household Size
36
Median Age
73%
College-Educated
93%
High-School Grad
0.7 sq mi
ZIP Area
60,596
Density / Sq Mi
$158,314
Median Household Income
$95,067
Median Earnings
$2,800
Median Rent
$1,614,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-story configuration includes a triplex, studio, and two additional apartments with substantial recent system upgrades.
Where is this quadplex located?
The property is located at 544 Pacific Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: 3,240‑square‑foot, 18‑foot‑wide, 4‑story brownstone at 544 Pacific Street; Certificate of occupancy as a 4‑family home dated 2020; Owner's triplex, studio apartment, and two top‑floor units sharing a hall bath
