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    Classic Brownstone in Stuyvesant Heights Title is generated by Realmo AI

    632 Greene Avenue, Brooklyn, NY 11221

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    Claim this Listing
    For Sale
    $1,990,000

    MULTI_FAMILY - Brooklyn, NY

    Property size:
    3,360 SF
    Lot size:
    0.05 Acres
    Price / SF:
    $592/SF
    Added:
    Jan 9, 2026
    Days on Market:
    146
    Last Refresh:
    Jun 4 at 5:06 am

    Property Features for 632 Greene Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    R6B
    Bedrooms
    6
    Bathrooms
    2
    Rooms
    Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Bedroom 6
    Patio and Porch features
    Patio
    Interior features
    Patio Garden, Refrigerator, Stove
    Basement
    Unfinished
    Standard status
    Active
    Size
    3,360 SF
    Lot size
    0.05 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4109

    Building Details

    Year built
    1899
    Floors in Building
    3
    Number of units
    2
    Flooring type
    Tile, Hardwood, Ceramic
    Building materials
    Block
    Roof type
    Flat

    We can help!

    Listing Contact
    Christopher Tomasulo

    Listing agent Christopher Tomasulo License #10401306451

    Listing office RE/MAX Real Estate Professiona 6423 11th Avenue, Brooklyn, NY

    Listing date Jan 9, 2026

    MLS# 498089 Listing URL

    Copyright © 2026 Brooklyn New York Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Spacious 3,360 sq ft two‑family brownstone with original features and grand entry.
    • Prime Stuyvesant Heights location with easy access to public transportation and Manhattan.
    • Private front patio and large serene private yard with patio.
    • Investment potential with separate entrance and R6B zoning.
    • Authentic charm with tall, sun‑filled windows and decorative moldings.
    • Close proximity to trendy restaurants, cafes, boutiques, and nightlife in Bedford Stuyvesant/Bushwick.

    Overview

    This classic 3,360 sq ft brownstone is a two-family, 3-story home located in the Stuyvesant Heights section of Brooklyn. Zoned R6B, the property retains original features, including tall windows with decorative moldings and a grand entry. The multi-level layout offers spacious interiors and sun-filled rooms. The property includes a private front patio, a fenced entry with a separate entrance, and a large, serene private yard with a patio. Located on a tree-lined street, the property provides convenient access to public transportation for commutes to Manhattan and surrounding neighborhoods. The location offers proximity to restaurants, cafes, boutiques, art galleries, and nightlife in the Bedford Stuyvesant/Bushwick areas. The property is located near schools, local amenities, and public transportation, with convenient access to Wall Street, Downtown Manhattan, and Downtown Brooklyn. The property offers investment potential.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $171.4k $51.00
    − Vacancy −$3.3k −$0.97
    EGI $168.1k $50.03
    − OpEx −$50.4k −$15.01
    NOI $117.7k $35.02
    3,360 SF · lease $51.00/SF/yr · vacancy 1.90% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $1.68M
    $1.47M – $1.96M (±1% cap)
    NOI $117,673 @ 7.0% cap · market cap 5.91%
    Second Best
    Apartment 5plus
    $1.47M
    $1.28M – $1.71M (±1% cap)
    NOI $102,577 @ 7.0% cap · market cap 5.15%
    Theoretical Best
    Specialty Retail
    $2.78M
    $2.43M – $3.25M (±1% cap)
    NOI $194,746 @ 7.0% cap · market cap 9.79%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Lava Stone NY Aquarium G.A.S globalartistshowcase.nyc.com Theater & Performing Art Venue

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brooklyn
    County
    Kings
    State
    New York
    Longitude
    -73.943622
    Latitude
    40.689037

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    FAQs

    What type of property is this?
    Duplex - Two-family, 3-story home in Brooklyn's Stuyvesant Heights.
    Where is this duplex located?
    The property is located at 632 Greene Avenue Brooklyn, NY.
    What is the asking price?
    The asking price for this property is $1,990,000.
    What are key features of this property?
    This property features: Spacious 3,360 sq ft two‑family brownstone with original features and grand entry.; Prime Stuyvesant Heights location with easy access to public transportation and Manhattan.; Private front patio and large serene private yard with patio.
    (718) 532-2000
    We can help!
    Listing Contact
    Christopher Tomasulo
    Real Estate License ID: 10401306451
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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