Renovated Brick
For Sale
$1,350,000
18 Brighton 4th Terrace, Brooklyn, NY 11235
Residential, Brooklyn, NY
Property Size3,800 SF
Lot Size0.06 Acres
Price / SF$355.26
Days on Market87
Property Features for 18 Brighton 4th Terrace
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
7
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 6, Bedroom 1, Bedroom 3, Bedroom 4, Bedroom 7, Bedroom 6, Bathroom 3, Bathroom 2, Bathroom 5, Bedroom 5, Bathroom 4, Bathroom 1, Bedroom 2
Interior features
Refrigerator, Stove
Basement
Full, Unfinished
Subdivision
Brighton Beach
Standard status
Active
Size
3,800 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
14640
Amenities
modern kitchens
updated bathrooms
Navien boiler and tankless water heater
full finished basement
Building Details
Year built
1930
Floors in Building
2
Number of units
4
Flooring type
Hardwood
Building materials
Brick
Roof type
Flat
Listing Agency:
Deera Realty Group
(718) 333-5530
Listed By:
Qais Shawabkeh · License #10311207586
(917) 294-9922
Added: Jul 7
Changed: Sep 15
Last Checked: Oct 1 at 3:06PM
MLS# 502831
Copyright © 2026 Brooklyn New York Multiple Listing Service. 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.
This semi-detached brick quadplex contains 3,800 square feet and was built in 1930. The unit mix includes three two-bedroom, 1.5-bathroom residences and one one-bedroom residence, each with a modern kitchen and updated bathroom. Hardwood flooring, a finished basement, flat roofing, refrigerators, and stoves are also included. Every unit has a dedicated Navien boiler and tankless water heater. Residents pay their own fuel and hot-water costs, supporting a separate utility arrangement for the owner.
The property is at 18 Brighton 4th Terrace in Brooklyn’s Brighton Beach area. Brighton Beach Subway Station provides access to the B and Q trains, while the F train is available at Neptune Avenue and the Q train at Ocean Parkway Station. The beach and boardwalk are nearby, and the Belt Parkway is also within the surrounding transportation network. The property is zoned R6 and occupies 0.0574 acres. Parking may provide an additional revenue source.
The property is at 18 Brighton 4th Terrace in Brooklyn’s Brighton Beach area. Brighton Beach Subway Station provides access to the B and Q trains, while the F train is available at Neptune Avenue and the Q train at Ocean Parkway Station. The beach and boardwalk are nearby, and the Belt Parkway is also within the surrounding transportation network. The property is zoned R6 and occupies 0.0574 acres. Parking may provide an additional revenue source.
Key Highlights
- Three 2‑bedroom, 1.5‑bathroom units plus one 1‑bedroom unit
- 3,800 square feet on 0.0574 acres
- Renovated semi‑detached brick building with a full finished basement
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
$116,010
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
8.59%
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%
$2,320,200
$2.3M
Cap Rate 7%
$1,657,286
$1.7M
Cap Rate 9%
$1,289,000
$1.3M
Market Conditions
NOI Build-Up for 3,800 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
$215.2K $56.64/SF
− Vacancy
−$4.3K −$1.13/SF
EGI
$210.9K $55.51/SF
− OpEx
−$94.9K −$24.98/SF
NOI
$116.0K $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%
$2,320,200
Cap Rate 7%
$1,657,286
Cap Rate 9%
$1,289,000
Alternative Uses
Best Use
Multifamily LT 5
$1.90M
$1.66M – $2.22M
NOI $133,082 @ 7.0% cap · market cap 9.86%
Second Best
Apartment 5plus
$1.66M
$1.45M – $1.93M
NOI $116,010 @ 7.0% cap · market cap 8.59%
Theoretical Best
Specialty Retail
$3.15M
$2.75M – $3.67M
NOI $220,248 @ 7.0% cap · market cap 16.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
5,495
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units include three two-bedroom layouts and one one-bedroom layout.
Where is this quadplex located?
The property is located at 18 Brighton 4th Terrace 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: Three 2‑bedroom, 1.5‑bathroom units plus one 1‑bedroom unit; 3,800 square feet on 0.0574 acres; Renovated semi‑detached brick building with a full finished basement
