Carroll Gardens Multifamily
For Sale
$3,400,000
Pending
146 Nelson St, Brooklyn, NY 11231
Four-unit townhouse in excellent condition, blending historic elegance with modern functionality.
Property Size3,520 SF
Lot Size0.05 Acres
Days on Market175
Property Features for 146 Nelson St
General Information
Standard status
Pending
Size
3,520 SF
Lot size
0.05 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$10,661
Building Details
Building Size
3,520 SF
Year Built
1900
Stories
3
Listing Agency:
American Homes Group
(718) 981-3400
Listed By:
Ron Molcho · License #10311206568
(718) 981-3400
Source:
Elliman
Added: Mar 11
Changed: Aug 19
Last Checked: Aug 31 at 2:29PM
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 American Homes Group
Investment Insights
Based on property information with market context.
Located in Carroll Gardens, Brooklyn, this four-unit townhouse combines historic elegance with modern functionality. Each unit features a one-bedroom plus office layout. The garden-level apartment includes sunlit interiors that flow into an outdoor space. The property is in excellent condition and showcases original details and classic finishes. This property is suitable for investment, living and renting, or building a generational asset.
Key Highlights
- Prime Carroll Gardens location, embodying Brooklyn's character and charm.
- Four 1‑bedroom plus office units, catering to modern lifestyles.
- Garden‑level apartment with direct access to a serene outdoor space.
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
$123,276
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
3.63%
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%
$2,465,520
$2.5M
Cap Rate 7%
$1,761,086
$1.8M
Cap Rate 9%
$1,369,733
$1.4M
Market Conditions
NOI Build-Up for 3,520 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
$179.5K $51.00/SF
− Vacancy
−$3.4K −$0.97/SF
EGI
$176.1K $50.03/SF
− OpEx
−$52.8K −$15.01/SF
NOI
$123.3K $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%
$2,465,520
Cap Rate 7%
$1,761,086
Cap Rate 9%
$1,369,733
Alternative Uses
Best Use
Multifamily LT 5
$1.76M
$1.54M – $2.05M
NOI $123,276 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$1.54M
$1.34M – $1.79M
NOI $107,462 @ 7.0% cap · market cap 3.16%
Theoretical Best
Specialty Retail
$2.91M
$2.55M – $3.40M
NOI $204,019 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,188
Businesses Nearby
Explore this area
Business Placement
Demographics for 11231, NY
37,240
Population
18,265
Households
2
Avg Household Size
37
Median Age
69%
College-Educated
90%
High-School Grad
1.4 sq mi
ZIP Area
26,600
Density / Sq Mi
$138,485
Median Household Income
$85,791
Median Earnings
$2,474
Median Rent
$1,678,900
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-unit townhouse in excellent condition, blending historic elegance with modern functionality.
Where is this quadplex located?
The property is located at 146 Nelson St Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Prime Carroll Gardens location, embodying Brooklyn's character and charm.; Four 1‑bedroom plus office units, catering to modern lifestyles.; Garden‑level apartment with direct access to a serene outdoor space.
