Brooklyn Four-Unit Residential
For Sale
$1,300,000
Pending
445 E 95TH St, Brooklyn, NY 11212
Four-unit building in Brooklyn with recent renovations and income potential.
Property Size1,804 SF
Lot Size0.09 Acres
Days on Market158
Property Features for 445 E 95TH St
General Information
Standard status
Pending
Size
1,804 SF
Lot size
0.09 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$143,736
Building Details
Building Size
1,804 SF
Year Built
1920
Stories
2
Units
4
Listing Agency:
(917) 310-8874
Listed By:
Michael Rivera · License #10401376262
(917) 310-8874
Source:
Elliman
Added: Mar 10
Changed: Aug 12
Last Checked: Aug 13 at 7:08AM
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 Michael Rivera
Investment Insights
Based on property information with market context.
Located in Brooklyn, NY, the property at 445 E 95th St is a two-story, four-unit walk-up building situated on a 3,900 square foot lot. The building comprises a total of seven bedrooms. Unit 1F features two bedrooms and one bathroom, while Unit 1R offers one bedroom and one bathroom. On the second floor, Unit 2F includes two bedrooms and one bathroom, and Unit 2R features two bedrooms and one bathroom. The property also includes a full basement with separate electric and gas meters and one boiler. In 2021, a $250,000 investment was made into the property, which included renovations to the roof, windows, hallways, and full upgrades to bathrooms and kitchens in all units. The property is located near major transit options, including the 3 train at Sutter Ave-Rutland Rd and Saratoga Avenue, as well as local amenities such as Kings County Hospital, Brookdale Medical Center, and local retail. The R6 zoning and unused air rights offer the potential to increase value by adding more units. The property includes three garages.
Key Highlights
- Significant renovations completed in 2021 with a $250,000 investment, including roof, windows, hallways, bathrooms, and kitchens.
- Four‑unit building with a total of seven bedrooms, offering immediate income generation.
- Large 3,900 square foot lot with R6 zoning and unused air rights, providing potential for expansion and increased value.
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
$63,179
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
4.86%
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%
$1,263,580
$1.3M
Cap Rate 7%
$902,557
$902.6K
Cap Rate 9%
$701,989
$702.0K
Market Conditions
NOI Build-Up for 1,804 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
$92.0K $51.00/SF
− Vacancy
−$1.7K −$0.97/SF
EGI
$90.3K $50.03/SF
− OpEx
−$27.1K −$15.01/SF
NOI
$63.2K $35.02/SF
Area
Brooklyn, NY
Vacancy
1.90%
Lease Rate
$51.00 /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%
$1,263,580
Cap Rate 7%
$902,557
Cap Rate 9%
$701,989
Alternative Uses
Best Use
Multifamily LT 5
$902.6K
$789.7K – $1.05M
NOI $63,179 @ 7.0% cap · market cap 4.86%
Second Best
Apartment 5plus
$786.8K
$688.4K – $917.9K
NOI $55,074 @ 7.0% cap · market cap 4.24%
Theoretical Best
Specialty Retail
$1.49M
$1.31M – $1.74M
NOI $104,560 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,246
Businesses Nearby
Explore this area
Business Placement
Demographics for 11212, NY
91,574
Population
34,782
Households
2.6
Avg Household Size
36
Median Age
16%
College-Educated
78%
High-School Grad
1.5 sq mi
ZIP Area
61,049
Density / Sq Mi
$40,060
Median Household Income
$32,553
Median Earnings
$1,231
Median Rent
$549,400
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?
Quadplex - Four-unit building in Brooklyn with recent renovations and income potential.
Where is this quadplex located?
The property is located at 445 E 95TH St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Significant renovations completed in 2021 with a $250,000 investment, including roof, windows, hallways, bathrooms, and kitchens.; Four‑unit building with a total of seven bedrooms, offering immediate income generation.; Large 3,900 square foot lot with R6 zoning and unused air rights, providing potential for expansion and increased value.
