Renovated Quadplex with Private
For Sale
$1,388,000
3013 Brighton 5th Street, Brooklyn, NY 11235
Four vacant residences offer flexible occupancy options within an updated multifamily property zoned R6.
Property Size2,514 SF
Days on Market122
Property Features for 3013 Brighton 5th Street
General Information
Standard status
Active
Size
2,514 SF
Class
Class C5
Property subtype
Multi Family Home
Zoning
R6
Units
Unit Mix
2 x 1BR, 1 x 4BR, 1 x 3BR
Multifamily Units
4
Additional Details
Public Transit
Yes
Amenities
parking
private yard
Building Details
Building Size
2,514 SF
Year Built
1932
Buildings
1
Stories
2
Listing Agency:
Century 21 Homefront Realty
(718) 252-6060
Listed By:
Delton Cheng · License #31CH0928260
(718) 252-6060
Source:
Michaelfraulo
Added: May 2
Changed: Aug 28
Last Checked: Aug 28 at 11:32AM
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 Century 21 Homefront Realty
Investment Insights
Based on property information with market context.
This fully detached quadplex at 3013 Brighton 5th Street includes two first-floor one-bedroom apartments, a four-bedroom second-floor residence, and a three-bedroom lower-level unit. The property is vacant and has undergone comprehensive renovation, including new electrical wiring and plumbing, a newly installed roof, upgraded stucco siding, energy-efficient windows, custom kitchens, updated bathrooms, and mini-split heating and cooling systems.
A shared driveway provides rear parking, while the private yard adds outdoor amenity space. The property is located near restaurants, cafes, shops, gyms, and medical offices, with access to the B1 and B68 bus lines and the B and Q trains. Brighton Beach is also nearby. R6 zoning supports the property’s multifamily configuration, and the source information indicates an estimated 8% cap rate based on projected performance.
A shared driveway provides rear parking, while the private yard adds outdoor amenity space. The property is located near restaurants, cafes, shops, gyms, and medical offices, with access to the B1 and B68 bus lines and the B and Q trains. Brighton Beach is also nearby. R6 zoning supports the property’s multifamily configuration, and the source information indicates an estimated 8% cap rate based on projected performance.
Key Highlights
- Four‑unit layout with two one‑bedroom apartments, one four‑bedroom residence, and one three‑bedroom unit
- Fully detached property at 3013 Brighton 5th Street, Brooklyn, NY 11235
- R6 zoning and fully vacant condition
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
$88,045
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
6.34%
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%
$1,760,900
$1.8M
Cap Rate 7%
$1,257,786
$1.3M
Cap Rate 9%
$978,278
$978.3K
Market Conditions
NOI Build-Up for 2,514 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
$128.2K $51.00/SF
− Vacancy
−$2.4K −$0.97/SF
EGI
$125.8K $50.03/SF
− OpEx
−$37.7K −$15.01/SF
NOI
$88.0K $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%
$1,760,900
Cap Rate 7%
$1,257,786
Cap Rate 9%
$978,278
Alternative Uses
Best Use
Multifamily LT 5
$1.26M
$1.10M – $1.47M
NOI $88,045 @ 7.0% cap · market cap 6.34%
Second Best
Apartment 5plus
$1.10M
$959.4K – $1.28M
NOI $76,750 @ 7.0% cap · market cap 5.53%
Theoretical Best
Specialty Retail
$2.08M
$1.82M – $2.43M
NOI $145,711 @ 7.0% cap · market cap 10.50%
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
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
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 vacant residences offer flexible occupancy options within an updated multifamily property zoned R6.
Where is this quadplex located?
The property is located at 3013 Brighton 5th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,388,000.
What are key features of this property?
This property features: Four‑unit layout with two one‑bedroom apartments, one four‑bedroom residence, and one three‑bedroom unit; Fully detached property at 3013 Brighton 5th Street, Brooklyn, NY 11235; R6 zoning and fully vacant condition
