Renovated Mixed-Use
For Sale
$999,999
Pending
4820 Ave N, Brooklyn, NY 11234
Commercial Sale, Brooklyn, NY
Property Size2,200 SF
Days on Market95
Property Features for 4820 Ave N
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 1
Subdivision
Flatlands
High school district
000000
Standard status
Pending
Size
2,200 SF
Amenities
private basement
backyard
Building Details
Architectural style
Other
Listing Agency:
Compass
(646) 982-0353
Listed By:
Daniel Belisario
(212) 913-9058
Added: Jun 5
Changed: Sep 7
Last Checked: Sep 7 at 2:06PM
MLS# 11802127
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property at 4820 Avenue N combines a fully renovated vacant storefront with two residential apartments above. The commercial space includes separate access to a private basement and backyard, adding storage and operational flexibility. The building contains approximately 2,200 square feet overall, with the storefront prepared for a new occupant following the prior business’s tenancy.
Both residential units 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 in Brooklyn, NY 11234, within Kings County.
Both residential units 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 in Brooklyn, NY 11234, within Kings County.
Key Highlights
- Fully renovated vacant storefront at 4820 Ave N, Brooklyn, NY 11234
- Approximately 2,200 square feet of mixed‑use property
- Private basement access connected to 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
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
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 storefront with basement and backyard access, plus two occupied residential apartments.
Where is this mixed-use property located?
The property is located at 4820 Ave 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: Fully renovated vacant storefront at 4820 Ave N, Brooklyn, NY 11234; Approximately 2,200 square feet of mixed‑use property; Private basement access connected to the commercial space
