Borough Park Mixed-Use
For Sale
Contact for pricing
Pending
4912-4914 New Utrecht Avenue, Brooklyn, NY 11219
Two contiguous mixed-use buildings in prime Borough Park location.
Property Size6,000 SF
Lot Size0.08 Acres
Days on Market89
Property Features for 4912-4914 New Utrecht Avenue
General Information
Standard status
Pending
Size
6,000 SF
Class
B
Lot size
0.08 Acres
Property subtype
Retail, Multifamily, Mixed Use
Zoning
R6, C1-3
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$138,444
Building Details
Buildings
2
Tenancy
Multi
Listing Agency:
IPRG Investment Property Realty Group
Listed By:
Matt Dittmeier · License #10401329347
Source:
Crexi
Added: May 26
Changed: Aug 21
Last Checked: Aug 21 at 4:27AM
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 IPRG Investment Property Realty Group
Investment Insights
Based on property information with market context.
Located in the heart of Borough Park, Brooklyn, 4912-4914 New Utrecht Avenue presents a rare opportunity to acquire two contiguous free-market mixed-use buildings. The properties, situated on New Utrecht Avenue between 49th and 50th Streets, feature 40 feet of continuous frontage along a high-traffic commercial corridor. The subject properties consist of four residential apartments above two ground-floor retail spaces, totaling approximately 6,000 square feet. Each building is constructed approximately 20 feet by 50 feet, with 4912 New Utrecht Avenue situated on a 20-foot by 90.25-foot lot and 4914 New Utrecht Avenue on a 20-foot by 85.67-foot lot. Zoned R6/C1-3, the properties benefit from Tax Class 1 designation. All four residential units are delivered on month-to-month leases, presenting a value-add opportunity with upside to market rents. The ground-floor retail spaces are currently occupied by established tenants, providing stable in-place income. The properties are located directly adjacent to the 50th Street [D] subway station, providing access to Brooklyn, Manhattan, and Queens, driving foot traffic and sustained demand for the ground-floor retail spaces.
Key Highlights
- Rare package of two contiguous free‑market mixed‑use buildings in the heart of Borough Park, Brooklyn.
- High‑traffic location with 40 feet of continuous frontage on New Utrecht Avenue.
- Immediate value‑add opportunity with over 80% upside to market rents** on four residential units delivered on month‑to‑month leases.
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
$140,175
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
4.67%
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%
$2,803,500
$2.8M
Cap Rate 7%
$2,002,500
$2.0M
Cap Rate 9%
$1,557,500
$1.6M
Market Conditions
NOI Build-Up for 6,000 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
$252.0K $42.00/SF
− Vacancy
−$27.7K −$4.62/SF
EGI
$224.3K $37.38/SF
− OpEx
−$84.1K −$14.02/SF
NOI
$140.2K $23.36/SF
Area
ZIP 11219
Vacancy
11.00%
Lease Rate
$42.00 /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%
$2,803,500
Cap Rate 7%
$2,002,500
Cap Rate 9%
$1,557,500
Alternative Uses
Best Use
Mixed Use
$2.00M
$1.75M – $2.34M
NOI $140,175 @ 7.0% cap · market cap 4.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.89M
$3.40M – $4.54M
NOI $272,275 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,708
Businesses Nearby
Explore this area
Business Placement
Demographics for 11219, NY
103,447
Population
27,973
Households
3.7
Avg Household Size
27
Median Age
21%
College-Educated
70%
High-School Grad
1.5 sq mi
ZIP Area
68,965
Density / Sq Mi
$55,685
Median Household Income
$30,647
Median Earnings
$1,678
Median Rent
$1,086,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two contiguous mixed-use buildings in prime Borough Park location.
Where is this mixed-use property located?
The property is located at 4912-4914 New Utrecht Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Rare package of two contiguous free‑market mixed‑use buildings in the heart of Borough Park, Brooklyn.; High‑traffic location with **40 feet of continuous frontage on New Utrecht Avenue.**; Immediate value‑add opportunity with over 80% upside to market rents** on four residential units delivered on month‑to‑month leases.
