Mixed-Use Building with R6
For Sale
Contact for pricing
134 BRIGHTON 11 ST, Brooklyn, NY 11235
Mixed-use asset in Brighton Beach with dual residential and commercial income potential under flexible R6 zoning.
Property Size3,014 SF
Price / SF$447.91
Days on Market73
Property Features for 134 BRIGHTON 11 ST
General Information
Standard status
Active
Size
3,014 SF
Property subtype
Mixed Use
Zoning
R6
Building Details
Year Built
1931
Stories
1
Units
2
Listing Agency:
Commercial Acquisitions
(516) 852-1601
Listed By:
Vadim Atbashyan · License #NY
Source:
Crexi
Added: Jun 11
Changed: Aug 8
Last Checked: Aug 21 at 1:24PM
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 Commercial Acquisitions
Investment Insights
Based on property information with market context.
134 Brighton 11th Street is a mixed-use building positioned for both residential and commercial income. The property is described as offering flexible R6 zoning and the ability to support dual-use configuration, creating a practical framework for owners looking to manage multiple revenue streams within one asset. The building’s size is listed as 3,014 square feet.
Located in the Brighton Beach area of South Brooklyn, the property is presented as being steps from the beach and the boardwalk, with access to the retail activity along Brighton Beach Avenue. The offering also highlights a transit-rich coastal neighborhood, aimed at steady year-round demand from both residents and commercial tenants.
For prospective buyers, the combination of mixed-use functionality and R6 zoning is the core driver of fit. The property’s stated “value-add” positioning and possible untapped development rights suggest a longer-term ownership strategy may be relevant, subject to applicable approvals. This asset may be particularly compelling for investors or owner-operators seeking a single building that can accommodate residential and commercial operations within a well-established, waterfront, retail-oriented community.
Located in the Brighton Beach area of South Brooklyn, the property is presented as being steps from the beach and the boardwalk, with access to the retail activity along Brighton Beach Avenue. The offering also highlights a transit-rich coastal neighborhood, aimed at steady year-round demand from both residents and commercial tenants.
For prospective buyers, the combination of mixed-use functionality and R6 zoning is the core driver of fit. The property’s stated “value-add” positioning and possible untapped development rights suggest a longer-term ownership strategy may be relevant, subject to applicable approvals. This asset may be particularly compelling for investors or owner-operators seeking a single building that can accommodate residential and commercial operations within a well-established, waterfront, retail-oriented community.
Key Highlights
- Mixed‑use building built in 1931
- Flexible R6 zoning
- Dual residential and commercial income potential
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
$109,408
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
8.10%
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%
$2,188,160
$2.2M
Cap Rate 7%
$1,562,971
$1.6M
Cap Rate 9%
$1,215,644
$1.2M
Market Conditions
NOI Build-Up for 3,014 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
$198.9K $66.00/SF
− Vacancy
−$23.9K −$7.92/SF
EGI
$175.1K $58.08/SF
− OpEx
−$65.6K −$21.78/SF
NOI
$109.4K $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%
$2,188,160
Cap Rate 7%
$1,562,971
Cap Rate 9%
$1,215,644
Alternative Uses
Best Use
Mixed Use
$1.56M
$1.37M – $1.82M
NOI $109,408 @ 7.0% cap · market cap 8.10%
Second Best
Apartment 5plus
$1.31M
$1.15M – $1.53M
NOI $92,014 @ 7.0% cap · market cap 6.82%
Theoretical Best
Specialty Retail
$2.50M
$2.18M – $2.91M
NOI $174,691 @ 7.0% cap · market cap 12.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,122
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
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 asset in Brighton Beach with dual residential and commercial income potential under flexible R6 zoning.
Where is this mixed-use property located?
The property is located at 134 BRIGHTON 11 ST Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Mixed‑use building built in 1931; Flexible R6 zoning; Dual residential and commercial income potential
