Mixed-Use Building in
For Sale
$3,100,000
Pending
426 Decatur St, Brooklyn, NY 11233
Mixed-use property with commercial spaces and residential apartments.
Property Size4,700 SF
Days on Market127
Property Features for 426 Decatur St
General Information
Standard status
Pending
Size
4,700 SF
Property subtype
Commercial
Building Details
Building Size
4,700 SF
Year Built
1910
Units
5
Listing Agency:
(347) 238-0279
Listed By:
Dewayne A. Ewan
(347) 238-0279
Source:
Elliman
Added: Apr 24
Changed: Aug 15
Last Checked: Aug 28 at 1:34PM
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 Dewayne A. Ewan
Investment Insights
Based on property information with market context.
This mixed-use building is located in the Stuyvesant Heights section of Bedford-Stuyvesant, Brooklyn. The property includes two commercial spaces, one approximately 1,500 square feet and the other approximately 1,000 square feet, along with five residential apartments. Each apartment is configured with 3 bedrooms and 1 full bathroom. The property will be delivered vacant. The location offers convenient access to transportation, shopping, dining, and local amenities. The property is suitable for investors or end-users seeking a mixed-use property. The bike score is 74, indicating it is very bikeable. The walk score is 88, indicating it is very walkable. The transit score is 98, indicating it is a rider's paradise.
Key Highlights
- Delivered vacant, offering immediate income potential or redevelopment opportunities.
- Prime mixed‑use building with two commercial spaces: 1,500 sq ft & 1,000 sq ft, and five residential apartments.
- Each of the five apartments features 3 bedrooms and 1 full bathroom.
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
$90,750
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
2.93%
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%
$1,815,000
$1.8M
Cap Rate 7%
$1,296,429
$1.3M
Cap Rate 9%
$1,008,333
$1.0M
Market Conditions
NOI Build-Up for 2,500 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
$165.0K $66.00/SF
− Vacancy
−$19.8K −$7.92/SF
EGI
$145.2K $58.08/SF
− OpEx
−$54.5K −$21.78/SF
NOI
$90.8K $36.30/SF
Area
Brooklyn, NY
Vacancy
12.00%
Lease Rate
$66.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,815,000
Cap Rate 7%
$1,296,429
Cap Rate 9%
$1,008,333
Alternative Uses
Best Use
Mixed Use
$1.30M
$1.13M – $1.51M
NOI $90,750 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.07M
$1.81M – $2.42M
NOI $144,900 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,359
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with commercial spaces and residential apartments.
Where is this mixed-use property located?
The property is located at 426 Decatur St Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Delivered vacant, offering immediate income potential or redevelopment opportunities.; Prime mixed‑use building with two commercial spaces: **1,500 sq ft & 1,000 sq ft**, and five residential apartments.; Each of the five apartments features **3 bedrooms and 1 full bathroom**.
