Boerum Hill Brownstone with
For Sale
$2,495,000
Pending
544 Pacific St, Brooklyn, NY 11217
Four-story brownstone with triplex, backyard, and development potential.
Property Size3,240 SF
Lot Size0.04 Acres
Days on Market168
Property Features for 544 Pacific St
General Information
Standard status
Pending
Size
3,240 SF
Lot size
0.04 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$22,470
Building Details
Building Size
3,240 SF
Year Built
1920
Units
4
Listing Agency:
Compass
(347) 422-7652
Listed By:
Carol Kai-Ju Wang · License #30MU1104939
(347) 422-7652
Source:
Elliman
Added: Mar 10
Changed: Aug 23
Last Checked: Aug 23 at 5:15AM
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 Compass
Investment Insights
Based on property information with market context.
This four-story brownstone, originally built in the 1860s and located in Boerum Hill, Brooklyn, offers a versatile living arrangement. The building has a certificate of occupancy as a 4-family home, dated 2020. Updates were made in 2019, including new plumbing and electric across all four floors. The current configuration includes an owner’s triplex comprising the garden level, parlor floor, and half of the third floor, with easy access to a full cellar. A studio apartment, delivered vacant, occupies the other half of the third floor. The top floor contains two units sharing a hall bath; one will be delivered vacant, and the other with a rent-stabilized tenant. The owner’s triplex features an open kitchen with high ceilings and large windows, and a glass door opens to a terrace overlooking a 54-foot deep backyard. The property is zoned C4-4D G, allowing for construction of over 10,000 residential square feet. The building comes with a Certificate of No Harassment issued in 2025. Located at the crossroads of Boerum Hill, Park Slope, and Downtown Brooklyn, the property is close to restaurants, cafes, boutiques, music venues, and other amenities. The 2, 3, 4, 5, N, Q, R, B, and D trains, as well as the LIRR at Atlantic Terminal, provide convenient access to Manhattan and the rest of the city. With close to 90% of the building delivered vacant, there’s a path for conversion from SRO to free market.
Key Highlights
- Rare 4‑story Boerum Hill brownstone featuring a move‑in ready triplex and a sunny south‑facing backyard, offered at a condo‑comparable price.
- Significant upside potential through conversion from SRO to free market, with close to 90% of the building delivered vacant.
- Substantial 54‑foot deep backyard provides a private outdoor oasis.
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
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 brownstone with triplex, backyard, and development potential.
Where is this quadplex located?
The property is located at 544 Pacific St 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: Rare 4‑story Boerum Hill brownstone featuring a move‑in ready triplex and a sunny south‑facing backyard, offered at a condo‑comparable price.; Significant upside potential through conversion from SRO to free market, with close to 90% of the building delivered vacant.; Substantial 54‑foot deep backyard provides a private outdoor oasis.
