Mixed-Use Building with
For Sale
$1,475,000
1452 Flatbush Avenue, Brooklyn, NY 11210
Two apartments sit above a ground-floor commercial suite with cellar storage and access to a rear outdoor area.
Property Size3,500 SF
Lot Size0.05 Acres
Price / SF$421.43
Days on Market13
Property Features for 1452 Flatbush Avenue
General Information
Standard status
Active
Size
3,500 SF
Lot size
0.05 Acres
Property subtype
Mixed
Zoning
R7A with C2-4 commercial overlay
Site & Location
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$310,116
Amenities
full cellar
rear outdoor space
two half-bathrooms
Central air
Building Details
Year Built
1933
Buildings
1
Units
2
Listing Agency:
Williamsburg
Listed By:
Mike Laurent · License #10401365017
(347) 596-3461
Source:
Corcoran
Added: Sep 23
Changed: Oct 3
Last Checked: Oct 4 at 9:42AM
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 Williamsburg
Investment Insights
Based on property information with market context.
This 1933 mixed-use building contains approximately 3,500 gross square feet above grade on a 2,000-square-foot lot measuring 20 by 100 feet. Two three-bedroom, one-bathroom apartments occupy the upper floors. The ground-level commercial space measures approximately 1,300 square feet and includes a full cellar, two half-bathrooms, and access to a rear outdoor area.
The property is at 1452 Flatbush Avenue in Brooklyn, near Brooklyn College and the Flatbush-Nostrand Junction. Zoning is R7A with a C2-4 commercial overlay. The stated maximum FAR is 4.0, compared with a current FAR of 1.75; the property information identifies approximately 4,500 square feet of unused buildable area and an 8,000-square-foot total buildable envelope. A subway entrance serving the 2 and 5 lines is approximately 0.2 miles away, and the B41 and B103 buses run along Flatbush Avenue.
The property is at 1452 Flatbush Avenue in Brooklyn, near Brooklyn College and the Flatbush-Nostrand Junction. Zoning is R7A with a C2-4 commercial overlay. The stated maximum FAR is 4.0, compared with a current FAR of 1.75; the property information identifies approximately 4,500 square feet of unused buildable area and an 8,000-square-foot total buildable envelope. A subway entrance serving the 2 and 5 lines is approximately 0.2 miles away, and the B41 and B103 buses run along Flatbush Avenue.
Key Highlights
- Two three‑bedroom, one‑bathroom residential units above a ground‑floor commercial space
- Approximately 3,500 gross square feet above grade on a 2,000‑square‑foot lot measuring 20' by 100'
- Approximately 1,300‑square‑foot storefront with full cellar, two half‑bathrooms, and rear outdoor access
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
$127,050
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
8.61%
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%
$2,541,000
$2.5M
Cap Rate 7%
$1,815,000
$1.8M
Cap Rate 9%
$1,411,667
$1.4M
Market Conditions
NOI Build-Up for 3,500 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
$231.0K $66.00/SF
− Vacancy
−$27.7K −$7.92/SF
EGI
$203.3K $58.08/SF
− OpEx
−$76.2K −$21.78/SF
NOI
$127.1K $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%
$2,541,000
Cap Rate 7%
$1,815,000
Cap Rate 9%
$1,411,667
Alternative Uses
Best Use
Retail
$2.40M
$2.10M – $2.80M
NOI $167,841 @ 7.0% cap · market cap 11.38%
Second Best
Mixed Use
$1.81M
$1.59M – $2.12M
NOI $127,050 @ 7.0% cap · market cap 8.61%
Theoretical Best
Specialty Retail
$2.90M
$2.54M – $3.38M
NOI $202,860 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
11,936
Businesses Nearby
138k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 40%
Apparel 27%
Shops & Services 17%
Electronics 6%
New York Marriott at the Brooklyn Bridge
Hotels & Casinos
48,622 visits/mo
0.5 miles
Goodwill
Apparel
18,116 visits/mo
0.3 miles
Mobil
Shops & Services
10,567 visits/mo
0.3 miles
The UPS Store
Shops & Services
9,497 visits/mo
0.4 miles
Bravo Supermarkets
Groceries
7,424 visits/mo
0.4 miles
Demographics for 11210, NY
62,805
Population
22,817
Households
2.8
Avg Household Size
38
Median Age
39%
College-Educated
89%
High-School Grad
1.6 sq mi
ZIP Area
39,253
Density / Sq Mi
$83,261
Median Household Income
$50,286
Median Earnings
$1,734
Median Rent
$817,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two apartments sit above a ground-floor commercial suite with cellar storage and access to a rear outdoor area.
Where is this mixed-use property located?
The property is located at 1452 Flatbush Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: Two three‑bedroom, one‑bathroom residential units above a ground‑floor commercial space; Approximately 3,500 gross square feet above grade on a 2,000‑square‑foot lot measuring 20' by 100'; Approximately 1,300‑square‑foot storefront with full cellar, two half‑bathrooms, and rear outdoor access
