Brick Mixed-Use
For Sale
$3,299,000
Pending
436 4th Avenue, Brooklyn, NY 11215
Four vacant residences accompany two ground-floor commercial spaces, including private outdoor areas with select residential units.
Property Size4,500 SF
Days on Market167
Property Features for 436 4th Avenue
General Information
Standard status
Pending
Size
4,500 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$14,721
Building Details
Year Built
1925
Buildings
1
Construction
brick
Tenancy
Multi
Listing Agency:
RE/MAX Real Estate Professiona
(718) 532-2000
Listed By:
Vito Angelo · License #vitlo524
(718) 532-2000
Source:
Compass
Added: Mar 19
Changed: Aug 31
Last Checked: Aug 31 at 12:07AM
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 RE/MAX Real Estate Professiona
Investment Insights
Based on property information with market context.
Built in 1925, this 4,500-square-foot brick mixed-use property combines four currently vacant residential units with two ground-floor commercial or retail spaces. Two residences include private outdoor areas, while interior features include hardwood and laminate finishes, 220 V service, and a finished full basement with poured-concrete construction.
The property is located at 436 4th Avenue in Brooklyn’s Park Slope neighborhood, near public transportation, major retail, and the Barclays Center. Additional buildable square footage is identified for the property, with any expansion, affordable housing development, or condominium conversion subject to architect and engineer verification.
The property is located at 436 4th Avenue in Brooklyn’s Park Slope neighborhood, near public transportation, major retail, and the Barclays Center. Additional buildable square footage is identified for the property, with any expansion, affordable housing development, or condominium conversion subject to architect and engineer verification.
Key Highlights
- 4,500‑square‑foot mixed‑use property at 436 4th Avenue, Brooklyn, NY 11215
- Four currently vacant residential units
- Two ground‑floor commercial or retail spaces
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
$215,796
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
6.54%
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%
$4,315,920
$4.3M
Cap Rate 7%
$3,082,800
$3.1M
Cap Rate 9%
$2,397,733
$2.4M
Market Conditions
NOI Build-Up for 4,500 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
$349.9K $77.76/SF
− Vacancy
−$41.6K −$9.25/SF
EGI
$308.3K $68.51/SF
− OpEx
−$92.5K −$20.55/SF
NOI
$215.8K $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%
$4,315,920
Cap Rate 7%
$3,082,800
Cap Rate 9%
$2,397,733
Alternative Uses
Best Use
Retail
$3.08M
$2.70M – $3.60M
NOI $215,796 @ 7.0% cap · market cap 6.54%
Second Best
Mixed Use
$2.33M
$2.04M – $2.72M
NOI $163,350 @ 7.0% cap · market cap 4.95%
Theoretical Best
Specialty Retail
$3.73M
$3.26M – $4.35M
NOI $260,820 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
8,029
Businesses Nearby
Explore this area
Business Placement
Demographics for 11215, NY
67,493
Population
32,197
Households
2.1
Avg Household Size
37
Median Age
80%
College-Educated
96%
High-School Grad
2.2 sq mi
ZIP Area
30,679
Density / Sq Mi
$180,773
Median Household Income
$99,151
Median Earnings
$2,803
Median Rent
$1,674,700
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?
Mixed-use property - Four vacant residences accompany two ground-floor commercial spaces, including private outdoor areas with select residential units.
Where is this mixed-use property located?
The property is located at 436 4th Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,299,000.
What are key features of this property?
This property features: 4,500‑square‑foot mixed‑use property at 436 4th Avenue, Brooklyn, NY 11215; Four currently vacant residential units; Two ground‑floor commercial or retail spaces
