Brooklyn Mixed-Use Investment
For Sale
$950,000
Pending
3379-3381 Fulton St, Brooklyn, NY 11208
Mixed-use building in Brooklyn with commercial and residential units.
Property Size1,452 SF
Days on Market111
Property Features for 3379-3381 Fulton St
General Information
Standard status
Pending
Size
1,452 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$14,778
Building Details
Building Size
1,452 SF
Year Built
1920
Stories
2
Listing Agency:
Winzone Realty Inc
Listed By:
Xiao Feng Pan CBR · License #31PA0929296
(718) 899-7000
Source:
Elliman
Added: May 20
Changed: Aug 13
Last Checked: Sep 7 at 6:15AM
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 Winzone Realty Inc
Investment Insights
Based on property information with market context.
This mixed-use building is located in the heart of Brooklyn, NY. It features a ground-floor commercial store with a basement on the left side. The second floor has a residential unit with 2 bedrooms, a kitchen, a bathroom, and a living room/dining room. To the right, there is another ground-floor commercial store rental with a basement. The second floor above this store also features a residential unit with 2 bedrooms, a kitchen, a bathroom, and a living room/dining room. The property is near Subway lines J and Z, as well as the B13 bus line. The bike score is 64, indicating it is bikeable. The walk score is 59, meaning it is somewhat walkable. The transit score is 76, indicating excellent transit options. This property presents a great investment opportunity.
Key Highlights
- Mix‑use building with two ground floor commercial stores (each with a basement) and two residential units on the second floor.
- Excellent transit score (76) and proximity to Subway J and Z, and Bus B13.
- Located in the heart of Brooklyn, NY.
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
$30,122
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
3.17%
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%
$602,440
$602.4K
Cap Rate 7%
$430,314
$430.3K
Cap Rate 9%
$334,689
$334.7K
Market Conditions
NOI Build-Up for 1,452 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
$52.3K $36.00/SF
− Vacancy
−$4.1K −$2.81/SF
EGI
$48.2K $33.19/SF
− OpEx
−$18.1K −$12.45/SF
NOI
$30.1K $20.75/SF
Area
ZIP 11208
Vacancy
7.80%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$602,440
Cap Rate 7%
$430,314
Cap Rate 9%
$334,689
Alternative Uses
Best Use
Mixed Use
$430.3K
$376.5K – $502.0K
NOI $30,122 @ 7.0% cap · market cap 3.17%
Second Best
Retail
$381.8K
$334.1K – $445.4K
NOI $26,726 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$888.4K
$777.4K – $1.04M
NOI $62,191 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,770
Businesses Nearby
256k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 44%
Dining 27%
Groceries 18%
Electronics 6%
Wendy's
Dining
27,662 visits/mo
0.5 miles
Golden Farms
Groceries
19,299 visits/mo
0.5 miles
BP
Shops & Services
19,220 visits/mo
0.5 miles
Capital One Bank
Shops & Services
18,839 visits/mo
0.1 miles
Popeyes Louisiana Kitchen
Dining
17,803 visits/mo
0.2 miles
Demographics for 11208, NY
101,958
Population
37,261
Households
2.7
Avg Household Size
35
Median Age
16%
College-Educated
82%
High-School Grad
2.7 sq mi
ZIP Area
37,762
Density / Sq Mi
$59,988
Median Household Income
$40,156
Median Earnings
$1,563
Median Rent
$638,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building in Brooklyn with commercial and residential units.
Where is this mixed-use property located?
The property is located at 3379-3381 Fulton St Brooklyn, NY.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Mix‑use building with two ground floor commercial stores (each with a basement) and two residential units on the second floor.; Excellent transit score (76) and proximity to Subway J and Z, and Bus B13.; Located in the heart of Brooklyn, NY.
