Brooklyn Multifamily Investment
For Sale
$5,700,000
433 Dekalb Ave, Brooklyn, NY 11205
Boutique eight-unit building near Clinton Hill and Bedford-Stuyvesant.
Property Size7,020 SF
Lot Size0.06 Acres
Days on Market165
Property Features for 433 Dekalb Ave
General Information
Standard status
Active
Size
7,020 SF
Lot size
0.06 Acres
Property subtype
Multi Family
Building Details
Building Size
7,020 SF
Year Built
1905
Units
8
Listing Agency:
Compass
(917) 392-4200
Listed By:
Christine A Blackburn
(917) 392-4200
Source:
Elliman
Added: Mar 10
Changed: Aug 15
Last Checked: Aug 21 at 8:37AM
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 Compass
Investment Insights
Based on property information with market context.
Located on the border of Clinton Hill and Bedford-Stuyvesant, 433 DeKalb Avenue is a four-story, eight-unit free-market rental building. The property is suitable for a 1031 exchange or long-term hold, offering investors stable income with upside potential. The building is fully occupied, generating consistent cash flow. Units feature efficient layouts, hardwood floors, modern kitchens and baths, and oversized windows. Utilities are separately metered. The property benefits from excellent transit access, local dining, shopping, and cultural amenities.
Key Highlights
- Prime income‑producing asset in a dynamic Brooklyn rental market.
- Attractive 6% cap rate based on projected 2026 rents.
- Assumable Freddie Mac loan at a 4% interest rate with 17 years remaining ($3.5M).
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
$214,313
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
3.76%
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%
$4,286,260
$4.3M
Cap Rate 7%
$3,061,614
$3.1M
Cap Rate 9%
$2,381,256
$2.4M
Market Conditions
NOI Build-Up for 7,020 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
$397.6K $56.64/SF
− Vacancy
−$8.0K −$1.13/SF
EGI
$389.7K $55.51/SF
− OpEx
−$175.3K −$24.98/SF
NOI
$214.3K $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%
$4,286,260
Cap Rate 7%
$3,061,614
Cap Rate 9%
$2,381,256
Alternative Uses
Best Use
Apartment 5plus
$3.06M
$2.68M – $3.57M
NOI $214,313 @ 7.0% cap · market cap 3.76%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.81M
$5.09M – $6.78M
NOI $406,879 @ 7.0% cap · market cap 7.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,833
Businesses Nearby
Explore this area
Business Placement
Demographics for 11205, NY
50,474
Population
19,200
Households
2.6
Avg Household Size
30
Median Age
52%
College-Educated
86%
High-School Grad
1.2 sq mi
ZIP Area
42,062
Density / Sq Mi
$86,753
Median Household Income
$59,901
Median Earnings
$2,307
Median Rent
$892,800
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 - Boutique eight-unit building near Clinton Hill and Bedford-Stuyvesant.
Where is this apartment building located?
The property is located at 433 Dekalb Ave Brooklyn, NY.
What is the asking price?
The asking price for this property is $5,700,000.
What are key features of this property?
This property features: Prime income‑producing asset in a dynamic Brooklyn rental market.; Attractive 6% cap rate based on projected 2026 rents.; Assumable Freddie Mac loan at a 4% interest rate with 17 years remaining ($3.5M).
