Mixed-Use Property with
For Sale
$2,495,000
101 Saratoga Avenue, Brooklyn, NY 11233
Corner-lot asset combines residential units with a commercial storefront and private parking.
Property Size4,400 SF
Price / SF$567.05
Days on Market81
Property Features for 101 Saratoga Avenue
General Information
Standard status
Active
Size
4,400 SF
Total Parking Spaces
3
Property subtype
Multi Family
Site & Location
Corner Location
Yes
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
3
Additional Details
Asking Price
$2,495,000
Taxes and HOA fees
Annual Taxes
$15,924
Amenities
12-foot ceilings
bathroom
basement storage
Building Details
Building Size
4,400 SF
Tenancy
Multi
Listing Agency:
Corcoran Group
(718) 288-7703
Listed By:
Toni M Martin · License #10301207190
(718) 288-7703
Source:
Penrealty
Added: Jun 12
Changed: Aug 31
Last Checked: Aug 31 at 9:53AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Corcoran Group
Investment Insights
Based on property information with market context.
This mixed-use property totals 4,400 SF and includes three residential units, a commercial storefront, and three garages. The residences are located at 651 Decatur Street, with each measuring 1,100 SF. Unit 1 has two bedrooms, one bathroom, and a 500 SF private terrace; Unit 2 offers two bedrooms and one bathroom; Unit 3 includes one bedroom, one bathroom, and a wood-burning fireplace. Hardwood floors, bay windows, and oversized kitchens and baths are featured across the residential spaces.
The commercial component at 101 Saratoga Avenue is a 1,100 SF floor-through storefront with 12-foot ceilings, a bathroom, and basement storage. The property occupies the corner of Decatur Street and Saratoga Avenue, providing frontage for the commercial space. Restaurants, cafes, and boutique shops are located nearby, with access to major transit options serving Brooklyn and surrounding areas.
The commercial component at 101 Saratoga Avenue is a 1,100 SF floor-through storefront with 12-foot ceilings, a bathroom, and basement storage. The property occupies the corner of Decatur Street and Saratoga Avenue, providing frontage for the commercial space. Restaurants, cafes, and boutique shops are located nearby, with access to major transit options serving Brooklyn and surrounding areas.
Key Highlights
- 4,400 SF mixed‑use property with three residential units, a storefront, and three garages
- Three 1,100 SF residential units with a two‑bedroom, two‑bedroom, and one‑bedroom configuration
- 1,100 SF floor‑through storefront with 12‑foot ceilings, bathroom, and basement storage
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
$211,000
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
8.46%
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%
$4,220,000
$4.2M
Cap Rate 7%
$3,014,286
$3.0M
Cap Rate 9%
$2,344,444
$2.3M
Market Conditions
NOI Build-Up for 4,400 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
$342.1K $77.76/SF
− Vacancy
−$40.7K −$9.25/SF
EGI
$301.4K $68.51/SF
− OpEx
−$90.4K −$20.55/SF
NOI
$211.0K $47.95/SF
Area
Brooklyn, NY
Vacancy
11.90%
Lease Rate
$77.76 /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%
$4,220,000
Cap Rate 7%
$3,014,286
Cap Rate 9%
$2,344,444
Alternative Uses
Best Use
Retail
$3.01M
$2.64M – $3.52M
NOI $211,000 @ 7.0% cap · market cap 8.46%
Second Best
Mixed Use
$2.28M
$2.00M – $2.66M
NOI $159,720 @ 7.0% cap · market cap 6.40%
Theoretical Best
Specialty Retail
$3.64M
$3.19M – $4.25M
NOI $255,024 @ 7.0% cap · market cap 10.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,519
Businesses Nearby
Explore this area
Business Placement
Demographics for 11233, NY
75,399
Population
34,412
Households
2.2
Avg Household Size
35
Median Age
33%
College-Educated
86%
High-School Grad
1.3 sq mi
ZIP Area
57,999
Density / Sq Mi
$62,034
Median Household Income
$47,149
Median Earnings
$1,613
Median Rent
$1,013,000
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?
Mixed-use property - Corner-lot asset combines residential units with a commercial storefront and private parking.
Where is this mixed-use property located?
The property is located at 101 Saratoga Avenue 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: 4,400 SF mixed‑use property with three residential units, a storefront, and three garages; Three 1,100 SF residential units with a two‑bedroom, two‑bedroom, and one‑bedroom configuration; 1,100 SF floor‑through storefront with 12‑foot ceilings, bathroom, and basement storage
