Mixed-Use Building with Retail
For Sale
$2,225,000
417 Brighton Beach Avenue, Brooklyn, NY 11235
Ground-floor commercial area, basement use, and two one-bedroom apartments create a flexible mixed-use configuration.
Property Size2,670 SF
Lot Size0.05 Acres
Price / SF$1,483
Days on Market64
Property Features for 417 Brighton Beach Avenue
General Information
Standard status
Active
Size
2,670 SF
Lot size
0.05 Acres
Property subtype
Commercial Mixed Use
Zoning
R6
Units
Unit Mix
2 x 1BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Building Size
2,670 SF
Year Built
1932
Buildings
1
Stories
2
Listing Agency:
Brooklyn Realty Center Inc.
(718) 745-6969
Listed By:
Anthony Ursino
(718) 745-6969
Source:
Michaelfraulo
Added: Jun 29
Changed: Aug 29
Last Checked: Aug 30 at 5:41PM
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 Brooklyn Realty Center Inc.
Investment Insights
Based on property information with market context.
This mixed-use building combines a 1,500-square-foot commercial area with additional basement use and two one-bedroom apartments on the second floor. The apartments are described as being in excellent condition, while the commercial component offers a storefront-oriented layout for an owner-user or commercial occupant. The property carries R6 zoning and was built in 1932.
Positioned on Brighton Beach Avenue between Brighton 4th and Brighton 5th, the building benefits from heavy pedestrian activity and access to public transportation. The parcel measures 20x100, with a building side measuring 20x81, providing a defined urban footprint in the Brighton Beach area of Brooklyn.
Positioned on Brighton Beach Avenue between Brighton 4th and Brighton 5th, the building benefits from heavy pedestrian activity and access to public transportation. The parcel measures 20x100, with a building side measuring 20x81, providing a defined urban footprint in the Brighton Beach area of Brooklyn.
Key Highlights
- 1,500 SF commercial space with additional basement use
- Two second‑floor apartments, each with one bedroom
- R6 zoning and 1932 construction
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
$71,932
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
3.23%
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%
$1,438,640
$1.4M
Cap Rate 7%
$1,027,600
$1.0M
Cap Rate 9%
$799,244
$799.2K
Market Conditions
NOI Build-Up for 1,500 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
$116.6K $77.76/SF
− Vacancy
−$13.9K −$9.25/SF
EGI
$102.8K $68.51/SF
− OpEx
−$30.8K −$20.55/SF
NOI
$71.9K $47.95/SF
Area
Brooklyn, NY
Vacancy
11.90%
Lease Rate
$77.76 /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%
$1,438,640
Cap Rate 7%
$1,027,600
Cap Rate 9%
$799,244
Alternative Uses
Best Use
Retail
$1.03M
$899.2K – $1.20M
NOI $71,932 @ 7.0% cap · market cap 3.23%
Second Best
Mixed Use
$777.9K
$680.6K – $907.5K
NOI $54,450 @ 7.0% cap · market cap 2.45%
Theoretical Best
Specialty Retail
$1.24M
$1.09M – $1.45M
NOI $86,940 @ 7.0% cap · market cap 3.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,817
Businesses Nearby
84k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Dining 31%
Electronics 13%
Starbucks
Dining
18,545 visits/mo
0.1 miles
Mobil
Shops & Services
16,113 visits/mo
0.4 miles
Chase Bank
Shops & Services
15,188 visits/mo
0.2 miles
Webster Bank
Shops & Services
8,367 visits/mo
0.5 miles
AT&T
Electronics
8,318 visits/mo
0.2 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Ground-floor commercial area, basement use, and two one-bedroom apartments create a flexible mixed-use configuration.
Where is this mixed-use property located?
The property is located at 417 Brighton Beach Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: 1,500 SF commercial space with additional basement use; Two second‑floor apartments, each with one bedroom; R6 zoning and 1932 construction
