Corner Residential Income
For Sale
$280,000
2727 Ocean Parkway E-22, Brooklyn, NY 11235
Fifth-floor apartment with three exposures, flexible living space, and an eat-in galley kitchen.
Property Size750 SF
Price / SF$373.33
Days on Market226
Property Features for 2727 Ocean Parkway E-22
General Information
Standard status
Active
Size
750 SF
Property subtype
Apartment
Additional Details
Multifamily Units
1
Building Details
Building Size
750 SF
Year Built
1956
Listing Agency:
Tungsten Property
Listed By:
Zachary Assael Berkowitz
(917) 589-3444
Source:
Howardhannanyc
Added: Jan 26
Changed: Aug 31
Last Checked: Sep 8 at 10:07AM
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 Tungsten Property
Investment Insights
Based on property information with market context.
This fifth-floor residential income property is a corner apartment with three exposures and a flexible interior layout. The entry foyer offers room for a compact office, bar area, or formal entry arrangement, while the oversized living room supports varied furniture configurations. The bedroom accommodates a king bed and a full furniture suite, and the apartment includes five closets for storage. An eat-in galley kitchen provides a practical cooking area.
The property is located at 2727 Ocean Parkway in Brooklyn’s Brighton Beach area. Built in 1956, the apartment combines a generous living area, natural light from multiple exposures, and adaptable room layouts within a residential building setting.
The property is located at 2727 Ocean Parkway in Brooklyn’s Brighton Beach area. Built in 1956, the apartment combines a generous living area, natural light from multiple exposures, and adaptable room layouts within a residential building setting.
Key Highlights
- Corner apartment on the fifth floor with three exposures
- Flexible foyer and oversized living room layout
- Bedroom accommodates a king bed and full furniture suite
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
$22,897
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
8.18%
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%
$457,940
$457.9K
Cap Rate 7%
$327,100
$327.1K
Cap Rate 9%
$254,411
$254.4K
Market Conditions
NOI Build-Up for 750 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
$42.5K $56.64/SF
− Vacancy
−$850 −$1.13/SF
EGI
$41.6K $55.51/SF
− OpEx
−$18.7K −$24.98/SF
NOI
$22.9K $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%
$457,940
Cap Rate 7%
$327,100
Cap Rate 9%
$254,411
Alternative Uses
Best Use
Apartment 5plus
$327.1K
$286.2K – $381.6K
NOI $22,897 @ 7.0% cap · market cap 8.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$621.0K
$543.4K – $724.5K
NOI $43,470 @ 7.0% cap · market cap 15.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
4,539
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Fifth-floor apartment with three exposures, flexible living space, and an eat-in galley kitchen.
Where is this residential income property located?
The property is located at 2727 Ocean Parkway E-22 Brooklyn, NY.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Corner apartment on the fifth floor with three exposures; Flexible foyer and oversized living room layout; Bedroom accommodates a king bed and full furniture suite
