Three-Story Mixed-Use
For Sale
$1,400,000
1465 Fulton Street MULTIFAM, Brooklyn, NY 11216
S2-zoned property combines vacant retail space with two residential units and rear parking.
Property Size4,000 SF
Lot Size0.03 Acres
Price / SF$350
Days on Market114
Property Features for 1465 Fulton Street MULTIFAM
General Information
Standard status
Active
Size
4,000 SF
Net Rentable
2,400 SF
Lot size
0.03 Acres
Property subtype
Mixed Use
Zoning
S2
Site & Location
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$47,988
Building Details
Building Size
4,000 SF
Year Built
1910
Buildings
1
Stories
3
Tenancy
Multi
Listing Agency:
Corcoran Group
(347) 683-4433
Listed By:
Alexandra Gupta · License #10301217843
(347) 683-4433
Source:
Howardhannanyc
Added: Apr 22
Changed: Aug 5
Last Checked: Aug 12 at 2:54PM
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 Corcoran Group
Investment Insights
Based on property information with market context.
This three-story mixed-use property, constructed in 1910, includes one ground-floor retail unit and two residential rental units. The retail space measures approximately 1,600 SF and will be delivered vacant, while the residential component totals approximately 2,400 SF across two 1,200 SF units; one residential unit will also be delivered vacant. The building measures 20 ft x 40 ft and sits on a 20 ft x 67.75 ft lot with private parking at the rear.
Located on Fulton Street in Brooklyn’s Bedford-Stuyvesant area, the property fronts an active commercial corridor with access to the A/C subway lines. The S2 designation is described as primarily two-family residential with one store/office. Existing violations are reported, and the property requires work, creating a renovation-oriented mixed-use asset for an investor, developer, or end-user.
Located on Fulton Street in Brooklyn’s Bedford-Stuyvesant area, the property fronts an active commercial corridor with access to the A/C subway lines. The S2 designation is described as primarily two-family residential with one store/office. Existing violations are reported, and the property requires work, creating a renovation-oriented mixed-use asset for an investor, developer, or end-user.
Key Highlights
- Three‑story mixed‑use building constructed in 1910
- 1 ground‑floor retail unit measuring approximately 1,600 SF, delivered vacant
- 2 residential units totaling approximately 2,400 SF; each unit is 1,200 SF
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
$122,116
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
8.72%
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%
$2,442,320
$2.4M
Cap Rate 7%
$1,744,514
$1.7M
Cap Rate 9%
$1,356,844
$1.4M
Market Conditions
NOI Build-Up for 4,000 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
$226.6K $56.64/SF
− Vacancy
−$4.5K −$1.13/SF
EGI
$222.0K $55.51/SF
− OpEx
−$99.9K −$24.98/SF
NOI
$122.1K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /SF/Yr
Expense Ratio
45.00%
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%
$2,442,320
Cap Rate 7%
$1,744,514
Cap Rate 9%
$1,356,844
Alternative Uses
Best Use
Retail
$2.74M
$2.40M – $3.20M
NOI $191,818 @ 7.0% cap · market cap 13.70%
Second Best
Mixed Use
$2.07M
$1.82M – $2.42M
NOI $145,200 @ 7.0% cap · market cap 10.37%
Theoretical Best
Specialty Retail
$3.31M
$2.90M – $3.86M
NOI $231,840 @ 7.0% cap · market cap 16.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
5,450
Businesses Nearby
Explore this area
Business Placement
Demographics for 11216, NY
61,251
Population
28,825
Households
2.1
Avg Household Size
34
Median Age
56%
College-Educated
91%
High-School Grad
1.0 sq mi
ZIP Area
61,251
Density / Sq Mi
$95,000
Median Household Income
$61,389
Median Earnings
$2,180
Median Rent
$1,398,400
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?
Mixed-use property - S2-zoned property combines vacant retail space with two residential units and rear parking.
Where is this mixed-use property located?
The property is located at 1465 Fulton Street MULTIFAM Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Three‑story mixed‑use building constructed in 1910; 1 ground‑floor retail unit measuring approximately 1,600 SF, delivered vacant; 2 residential units totaling approximately 2,400 SF; each unit is 1,200 SF
