Residential Income Property with
For Sale
$715,000
2955 Brighton 4th Street 3B, Brooklyn, NY 11235
Two-bedroom condominium with renovated kitchen, in-unit laundry, included parking, and access to a private outdoor area.
Property Size1,080 SF
Price / SF$662.04
Days on Market18
Property Features for 2955 Brighton 4th Street 3B
General Information
Standard status
Active
Size
1,080 SF
Total Parking Spaces
1
Elevators
Yes
Property subtype
Apartment
Additional Details
HOA Fee
$349
Public Transit
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$8,087
Amenities
private balcony
renovated kitchen
in-unit laundry
bike storage
common roof deck
video intercom
live-in superintendent
Building Details
Building Size
1,080 SF
Year Built
2006
Listing Agency:
Bizzarro Agency LLC
(917) 979-2259
Listed By:
Matthew J Bizzarro
(917) 979-2259
Source:
Howardhannanyc
Added: Aug 13
Changed: Aug 23
Last Checked: Aug 29 at 2:02PM
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 Bizzarro Agency LLC
Investment Insights
Based on property information with market context.
Unit 3B is a two-bedroom, two-bath condominium with a split-bedroom layout, spacious living and dining areas, and hardwood flooring. Sliding doors open to a private balcony, while the renovated kitchen features cabinetry, stone countertops, mosaic tile, and stainless steel appliances. The primary bedroom includes an en-suite bath, and both bedrooms are described as large enough for king-size beds. In-unit laundry, ample closets, and natural light add practical convenience.
Constructed in 2006, the elevator building includes a live-in superintendent, video intercom, bike storage, and a shared roof deck. The property is pet-friendly, and the unit includes a parking space. Brighton Beach Avenue restaurants, cafes, and shops are nearby, as are the B and Q trains, the boardwalk, and the oceanfront.
Constructed in 2006, the elevator building includes a live-in superintendent, video intercom, bike storage, and a shared roof deck. The property is pet-friendly, and the unit includes a parking space. Brighton Beach Avenue restaurants, cafes, and shops are nearby, as are the B and Q trains, the boardwalk, and the oceanfront.
Key Highlights
- Two‑bedroom, two‑bath condominium with split‑bedroom layout
- Private balcony connected to the main living area
- Renovated windowed kitchen with stone countertops and stainless steel appliances
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
$32,971
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
4.61%
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%
$659,420
$659.4K
Cap Rate 7%
$471,014
$471.0K
Cap Rate 9%
$366,344
$366.3K
Market Conditions
NOI Build-Up for 1,080 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
$61.2K $56.64/SF
− Vacancy
−$1.2K −$1.13/SF
EGI
$59.9K $55.51/SF
− OpEx
−$27.0K −$24.98/SF
NOI
$33.0K $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%
$659,420
Cap Rate 7%
$471,014
Cap Rate 9%
$366,344
Alternative Uses
Best Use
Apartment 5plus
$471.0K
$412.1K – $549.5K
NOI $32,971 @ 7.0% cap · market cap 4.61%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$894.2K
$782.5K – $1.04M
NOI $62,597 @ 7.0% cap · market cap 8.75%
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
4,872
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 - Two-bedroom condominium with renovated kitchen, in-unit laundry, included parking, and access to a private outdoor area.
Where is this residential income property located?
The property is located at 2955 Brighton 4th Street 3B Brooklyn, NY.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: Two‑bedroom, two‑bath condominium with split‑bedroom layout; Private balcony connected to the main living area; Renovated windowed kitchen with stone countertops and stainless steel appliances
