4-Family Brownstone with
For Sale
$2,495,000
Pending
544 Pacific Street, Brooklyn, NY 11217
COMMERCIAL - Other - Brooklyn, NY
Property Size3,240 SF
Days on Market423
Property Features for 544 Pacific Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 6, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 5
Subdivision
Boerum Hill
High school district
000000
Standard status
Pending
Size
3,240 SF
Amenities
backyard
terrace
Building Details
Architectural style
Other
Listing Agency:
Compass
(646) 982-0353
Listed By:
Paul Murphy · License #30MU1104939
Added: Jun 17, 2025
Changed: Aug 12
Last Checked: Aug 13 at 2:06AM
MLS# 11519411
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 4-family brownstone is an 18-foot wide, four-story home with a move-in ready triplex configuration and a sunny south-facing backyard. The property was originally built in the 1860s as a single-family brownstone and later divided into SRO units, and it now has a certificate of occupancy as a 4-family home dated 2020. The building includes updates made in 2019, with all new plumbing and electric across all four floors.
The current layout features an owner’s triplex comprising the garden level, the parlor floor, and half of the third floor, plus a full cellar accessible from the triplex. The other half of the third floor includes a studio apartment delivered vacant, while the top floor has two units that share a hall bath; one will be delivered vacant and the other delivered with a rent-stabilized tenant. Close to 90% of the building has been delivered vacant. A Certificate of No Harassment was issued in 2025.
The sunny backyard is 54-foot deep and accessed through a glass door from the triplex’s kitchen with soaring ceilings and large windows. C4-4D G zoning allows construction of over 10,000 residential square feet, offering development rights for an investor or owner-occupant.
The current layout features an owner’s triplex comprising the garden level, the parlor floor, and half of the third floor, plus a full cellar accessible from the triplex. The other half of the third floor includes a studio apartment delivered vacant, while the top floor has two units that share a hall bath; one will be delivered vacant and the other delivered with a rent-stabilized tenant. Close to 90% of the building has been delivered vacant. A Certificate of No Harassment was issued in 2025.
The sunny backyard is 54-foot deep and accessed through a glass door from the triplex’s kitchen with soaring ceilings and large windows. C4-4D G zoning allows construction of over 10,000 residential square feet, offering development rights for an investor or owner-occupant.
Key Highlights
- 18‑foot wide, four‑story brownstone with 2020 certificate of occupancy as a 4‑family home
- 2019 updates include all new plumbing and electric across all four floors
- Owner’s triplex: garden level, parlor floor, and half of the third floor; full cellar accessible from the triplex
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
$113,470
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
4.55%
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%
$2,269,400
$2.3M
Cap Rate 7%
$1,621,000
$1.6M
Cap Rate 9%
$1,260,778
$1.3M
Market Conditions
NOI Build-Up for 3,240 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
$165.2K $51.00/SF
− Vacancy
−$3.1K −$0.97/SF
EGI
$162.1K $50.03/SF
− OpEx
−$48.6K −$15.01/SF
NOI
$113.5K $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%
$2,269,400
Cap Rate 7%
$1,621,000
Cap Rate 9%
$1,260,778
Alternative Uses
Best Use
Multifamily LT 5
$1.62M
$1.42M – $1.89M
NOI $113,470 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$1.41M
$1.24M – $1.65M
NOI $98,914 @ 7.0% cap · market cap 3.96%
Theoretical Best
Specialty Retail
$2.68M
$2.35M – $3.13M
NOI $187,790 @ 7.0% cap · market cap 7.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
9,658
Businesses Nearby
Explore this area
Business Placement
Demographics for 11217, NY
42,417
Population
21,590
Households
2
Avg Household Size
36
Median Age
73%
College-Educated
93%
High-School Grad
0.7 sq mi
ZIP Area
60,596
Density / Sq Mi
$158,314
Median Household Income
$95,067
Median Earnings
$2,800
Median Rent
$1,614,200
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 - 18-foot wide, move-in ready 4-family brownstone with certificate of occupancy and a south-facing backyard.
Where is this quadplex located?
The property is located at 544 Pacific Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: 18‑foot wide, four‑story brownstone with 2020 certificate of occupancy as a 4‑family home; 2019 updates include all new plumbing and electric across all four floors; Owner’s triplex: garden level, parlor floor, and half of the third floor; full cellar accessible from the triplex
