Brick Four-Family Building with
For Sale
$1,950,000
Pending
2238 63rd St, Brooklyn, NY 11204
Four residential units include one one-bedroom and three two-bedroom apartments, plus a shared driveway and full basement.
Property Size3,200 SF
Days on Market55
Property Features for 2238 63rd St
General Information
Standard status
Pending
Size
3,200 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 1BR, 3 x 2BR
Multifamily Units
4
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$18,706
Building Details
Building Size
3,200 SF
Year Built
1925
Buildings
1
Stories
2
Construction
brick
Listing Agency:
JC Real Estate Capital Inc
Listed By:
Jean-Claude Ho
(718) 513-1885
Source:
Elliman
Added: Jul 11
Changed: Sep 2
Last Checked: Sep 1 at 8:36PM
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 JC Real Estate Capital Inc
Investment Insights
Based on property information with market context.
Built in 1925, this brick quadplex contains approximately 3,200 square feet of living space arranged as one 1-bedroom apartment and three 2-bedroom apartments. The building measures approximately 20.5 feet by 80 feet and includes a full basement with approximately 7-foot ceilings. A shared driveway serves the property. Several apartments have been updated, while other units provide renovation opportunities. The hot water system is approximately 7 years old, and the roof is approximately 10 years old.
The property is located at 2238 63rd St in Brooklyn’s Bensonhurst section, near shopping, restaurants, schools, parks, houses of worship, and the N Train at Bay Parkway Station. Seller intends to deliver the building vacant at closing. Walk Score is 96, Transit Score is 84, and Bike Score is 56.
The property is located at 2238 63rd St in Brooklyn’s Bensonhurst section, near shopping, restaurants, schools, parks, houses of worship, and the N Train at Bay Parkway Station. Seller intends to deliver the building vacant at closing. Walk Score is 96, Transit Score is 84, and Bike Score is 56.
Key Highlights
- Four‑family layout with one 1‑bedroom and three 2‑bedroom apartments
- Approximately 3,200 square feet of living space
- Full basement with approximately 7‑foot ceilings
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
$112,069
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
5.75%
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%
$2,241,380
$2.2M
Cap Rate 7%
$1,600,986
$1.6M
Cap Rate 9%
$1,245,211
$1.2M
Market Conditions
NOI Build-Up for 3,200 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
$163.2K $51.00/SF
− Vacancy
−$3.1K −$0.97/SF
EGI
$160.1K $50.03/SF
− OpEx
−$48.0K −$15.01/SF
NOI
$112.1K $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%
$2,241,380
Cap Rate 7%
$1,600,986
Cap Rate 9%
$1,245,211
Alternative Uses
Best Use
Multifamily LT 5
$1.60M
$1.40M – $1.87M
NOI $112,069 @ 7.0% cap · market cap 5.75%
Second Best
Apartment 5plus
$1.40M
$1.22M – $1.63M
NOI $97,693 @ 7.0% cap · market cap 5.01%
Theoretical Best
Specialty Retail
$2.65M
$2.32M – $3.09M
NOI $185,472 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
3,854
Businesses Nearby
Explore this area
Business Placement
Demographics for 11204, NY
85,885
Population
27,498
Households
3.1
Avg Household Size
34
Median Age
30%
College-Educated
74%
High-School Grad
1.6 sq mi
ZIP Area
53,678
Density / Sq Mi
$67,588
Median Household Income
$33,461
Median Earnings
$1,751
Median Rent
$1,097,200
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 residential units include one one-bedroom and three two-bedroom apartments, plus a shared driveway and full basement.
Where is this quadplex located?
The property is located at 2238 63rd St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Four‑family layout with one 1‑bedroom and three 2‑bedroom apartments; Approximately 3,200 square feet of living space; Full basement with approximately 7‑foot ceilings
