R6 Mixed-Use
For Sale
$1,350,000
134 Brighton 11th St, Brooklyn, NY 11235
Residential Income, Brooklyn, NY
Property Size3,014 SF
Lot Size0.05 Acres
Price / SF$447.91
Days on Market56
Property Features for 134 Brighton 11th St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Rooms
Bedroom 1, Bedroom 3, Bedroom 2
Subdivision
Brighton Beach
Standard status
Active
Size
3,014 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
5418
Building Details
Floors in Building
2
Listing Agency:
COMMERCIAL ACQUISITIONS INC
(718) 517-8700
Listed By:
Vadim Atbashyan
(516) 852-1601
Added: Jul 17
Changed: Sep 5
Last Checked: Sep 10 at 5:06PM
MLS# 11891766
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.
Located at 134 Brighton 11th Street, this mixed-use building contains 3,014 square feet on a 0.0505-acre parcel. The property carries R6 zoning and combines residential and commercial components, providing two income-producing use categories within one asset.
The building is positioned in Brighton Beach near the beach, boardwalk, and Brighton Beach Avenue retail corridor. Brooklyn’s 11235 area places the property within an established coastal neighborhood with year-round residential and commercial activity. The source information also identifies possible additional development rights associated with the property.
The building is positioned in Brighton Beach near the beach, boardwalk, and Brighton Beach Avenue retail corridor. Brooklyn’s 11235 area places the property within an established coastal neighborhood with year-round residential and commercial activity. The source information also identifies possible additional development rights associated with the property.
Key Highlights
- 3,014‑square‑foot mixed‑use building
- 0.0505‑acre parcel at 134 Brighton 11th Street
- R6 zoning
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
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Open Analytics
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - R6-zoned property combining residential and commercial income potential near Brighton Beach’s beach, boardwalk, and retail corridor.
Where is this mixed-use property located?
The property is located at 134 Brighton 11th 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: 3,014‑square‑foot mixed‑use building; 0.0505‑acre parcel at 134 Brighton 11th Street; R6 zoning
