Mixed-Use Property with Renovated
For Sale
Contact for pricing
4820 Avenue N, Brooklyn, NY 11234
Renovated ground-floor commercial space includes private basement and backyard access, with two leased apartments above.
Property Size2,200 SF
Price / SF$454.55
Days on Market101
Property Features for 4820 Avenue N
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Mixed Use
Zoning
R3
Investment Type
Owner/User
Additional Details
Average Monthly Rent
$1,775
Multifamily Units
2
Amenities
private basement
backyard
Building Details
Year Built
1931
Buildings
1
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Claudette Rolling · License #1030122621
(908) 659-8285
Source:
Crexi
Added: May 27
Changed: Sep 2
Last Checked: Aug 31 at 8:18PM
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.
This 2,200-square-foot mixed-use property, built in 1931 and zoned R3, combines a newly renovated vacant storefront with two residential apartments on the upper level. The commercial area has separate access to a private basement and backyard, adding storage and operational flexibility for the next occupant.
Both apartments are currently leased. Apartment 2R has a lease running through 11/30/2026, while Apartment 2F is leased through 10/31/2026. The property is located at 4820 Avenue N in Brooklyn, NY 11234.
Both apartments are currently leased. Apartment 2R has a lease running through 11/30/2026, while Apartment 2F is leased through 10/31/2026. The property is located at 4820 Avenue N in Brooklyn, NY 11234.
Key Highlights
- 2,200‑square‑foot mixed‑use property built in 1931
- Renovated vacant storefront on the ground floor
- Private basement and backyard access from the commercial space
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
$79,860
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
7.99%
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%
$1,597,200
$1.6M
Cap Rate 7%
$1,140,857
$1.1M
Cap Rate 9%
$887,333
$887.3K
Market Conditions
NOI Build-Up for 2,200 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
$145.2K $66.00/SF
− Vacancy
−$17.4K −$7.92/SF
EGI
$127.8K $58.08/SF
− OpEx
−$47.9K −$21.78/SF
NOI
$79.9K $36.30/SF
Area
Brooklyn, NY
Vacancy
12.00%
Lease Rate
$66.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,597,200
Cap Rate 7%
$1,140,857
Cap Rate 9%
$887,333
Alternative Uses
Best Use
Retail
$1.51M
$1.32M – $1.76M
NOI $105,500 @ 7.0% cap · market cap 10.55%
Second Best
Mixed Use
$1.14M
$998.3K – $1.33M
NOI $79,860 @ 7.0% cap · market cap 7.99%
Theoretical Best
Specialty Retail
$1.82M
$1.59M – $2.13M
NOI $127,512 @ 7.0% cap · market cap 12.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,922
Businesses Nearby
166k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 58%
Dining 30%
Groceries 10%
Hotels & Casinos 2%
McDonald's
Dining
44,677 visits/mo
0.2 miles
Speedway
Shops & Services
24,099 visits/mo
0.5 miles
Dollar Tree
Shops & Services
20,258 visits/mo
0.4 miles
Key Food
Groceries
17,150 visits/mo
0.2 miles
7-Eleven
Shops & Services
10,136 visits/mo
0.1 miles
Demographics for 11234, NY
92,133
Population
35,167
Households
2.6
Avg Household Size
41
Median Age
39%
College-Educated
89%
High-School Grad
7.4 sq mi
ZIP Area
12,450
Density / Sq Mi
$94,434
Median Household Income
$55,206
Median Earnings
$1,771
Median Rent
$746,800
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 - Renovated ground-floor commercial space includes private basement and backyard access, with two leased apartments above.
Where is this mixed-use property located?
The property is located at 4820 Avenue N Brooklyn, NY.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: 2,200‑square‑foot mixed‑use property built in 1931; Renovated vacant storefront on the ground floor; Private basement and backyard access from the commercial space
