Six-Family Apartment
For Sale
$2,250,000
34 Sutton Street, Brooklyn, NY 11222
Income-producing multifamily property with renovated apartments, updated systems, finished lower-level space, and private backyard access.
Property Size4,125 SF
Days on Market67
Property Features for 34 Sutton Street
General Information
Standard status
Active
Size
4,125 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$12,354
Amenities
private backyard
finished basement
security camera system
Building Details
Building Size
4,125 SF
Year Built
1940
Buildings
1
Listing Agency:
Red Jasmine Real Estate
(516) 784-1019
Listed By:
Karina M. Guevara CBR
Source:
Serhant
Added: Jun 6
Changed: Aug 11
Last Checked: Aug 11 at 12:47PM
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 Red Jasmine Real Estate
Investment Insights
Based on property information with market context.
This six-family apartment building, constructed in 1940, includes 10 bedrooms and 7 full bathrooms. The unit mix comprises 3 free-market apartments, 2 rent-stabilized apartments, and one owner-occupied apartment that is presently vacant. Four apartments have been renovated, and three kitchens have been updated. A full finished basement includes an additional full bath and direct access to the large private backyard, with space for storage, recreation, office, fitness, or other permitted uses.
Capital improvements include a new boiler approximately 1 year old, a roof approximately 3 years old, siding approximately 2 years old, and a professionally installed 24-hour security camera system. The property is located at 34 Sutton Street in Brooklyn, near McGolrick Park, McCarren Park, the G train, NYC Ferry, and Greenpoint dining, shopping, and waterfront amenities.
Capital improvements include a new boiler approximately 1 year old, a roof approximately 3 years old, siding approximately 2 years old, and a professionally installed 24-hour security camera system. The property is located at 34 Sutton Street in Brooklyn, near McGolrick Park, McCarren Park, the G train, NYC Ferry, and Greenpoint dining, shopping, and waterfront amenities.
Key Highlights
- Six‑family building with 10 bedrooms and 7 full bathrooms
- Unit mix includes 3 free‑market, 2 rent‑stabilized, and 1 presently vacant owner‑occupied apartment
- Four renovated apartments and 3 updated kitchens
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
$125,932
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
5.60%
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%
$2,518,640
$2.5M
Cap Rate 7%
$1,799,029
$1.8M
Cap Rate 9%
$1,399,244
$1.4M
Market Conditions
NOI Build-Up for 4,125 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
$233.6K $56.64/SF
− Vacancy
−$4.7K −$1.13/SF
EGI
$229.0K $55.51/SF
− OpEx
−$103.0K −$24.98/SF
NOI
$125.9K $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%
$2,518,640
Cap Rate 7%
$1,799,029
Cap Rate 9%
$1,399,244
Alternative Uses
Best Use
Apartment 5plus
$1.80M
$1.57M – $2.10M
NOI $125,932 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.42M
$2.99M – $3.98M
NOI $239,085 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
3,503
Businesses Nearby
Explore this area
Business Placement
Demographics for 11222, NY
41,957
Population
21,917
Households
1.9
Avg Household Size
35
Median Age
65%
College-Educated
94%
High-School Grad
1.5 sq mi
ZIP Area
27,971
Density / Sq Mi
$123,963
Median Household Income
$74,237
Median Earnings
$2,595
Median Rent
$1,245,600
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?
Apartment building - Income-producing multifamily property with renovated apartments, updated systems, finished lower-level space, and private backyard access.
Where is this apartment building located?
The property is located at 34 Sutton Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Six‑family building with 10 bedrooms and 7 full bathrooms; Unit mix includes 3 free‑market, 2 rent‑stabilized, and 1 presently vacant owner‑occupied apartment; Four renovated apartments and 3 updated kitchens
