Four-Unit
For Sale
$1,250,000
643 Osborn Street, Brooklyn, NY 11212
MULTI_FAMILY - Other - Brooklyn, NY
Property Size3,075 SF
Price / SF$406.50
Days on Market28
Property Features for 643 Osborn Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
10
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 4, Bedroom 9, Bathroom 1, Bedroom 5, Bathroom 3, Bedroom 10, Bedroom 8, Bedroom 6, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 7
Subdivision
Brownsville
Standard status
Active
Size
3,075 SF
Taxes and HOA fees
Tax Annual Amount
9943
Utilities
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Flooring type
Hardwood
Building materials
Brick
Architectural style
Other
Listing Agency:
TWELVE STONES REALTY
(973) 873-8444
Listed By:
Avraham Birnbaum
(973) 873-8444
Added: Jul 13
Changed: Aug 5
Last Checked: Aug 9 at 1:06PM
MLS# 11908939
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 four-unit quadplex at 643 Osborn Street includes three two-bedroom, one-bath apartments and one three-bedroom, one-bath apartment, plus a finished basement generating additional income. The building is brick construction with hardwood flooring and was built in 1930.
The property sits on a 25' x 100' lot and totals 3,075 SF. Water service is public, and the building is in R6 zoning. The listing describes a value-add strategy through leasing and rental growth, supported by a projected 10.65% cap rate.
For tenants and owners looking for a straightforward multifamily asset, the unit mix offers flexibility for leasing, while the finished basement adds another operating area within the overall building footprint.
The property sits on a 25' x 100' lot and totals 3,075 SF. Water service is public, and the building is in R6 zoning. The listing describes a value-add strategy through leasing and rental growth, supported by a projected 10.65% cap rate.
For tenants and owners looking for a straightforward multifamily asset, the unit mix offers flexibility for leasing, while the finished basement adds another operating area within the overall building footprint.
Key Highlights
- Three two‑bedroom, one‑bath units plus one three‑bedroom, one‑bath unit
- Finished basement generating additional income
- Brick quadplex built in 1930 with hardwood flooring
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
$107,692
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
8.62%
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%
$2,153,840
$2.2M
Cap Rate 7%
$1,538,457
$1.5M
Cap Rate 9%
$1,196,578
$1.2M
Market Conditions
NOI Build-Up for 3,075 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
$156.8K $51.00/SF
− Vacancy
−$3.0K −$0.97/SF
EGI
$153.8K $50.03/SF
− OpEx
−$46.2K −$15.01/SF
NOI
$107.7K $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%
$2,153,840
Cap Rate 7%
$1,538,457
Cap Rate 9%
$1,196,578
Alternative Uses
Best Use
Multifamily LT 5
$1.54M
$1.35M – $1.79M
NOI $107,692 @ 7.0% cap · market cap 8.62%
Second Best
Apartment 5plus
$1.34M
$1.17M – $1.56M
NOI $93,877 @ 7.0% cap · market cap 7.51%
Theoretical Best
Specialty Retail
$2.55M
$2.23M – $2.97M
NOI $178,227 @ 7.0% cap · market cap 14.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,360
Businesses Nearby
Explore this area
Business Placement
Demographics for 11212, NY
91,574
Population
34,782
Households
2.6
Avg Household Size
36
Median Age
16%
College-Educated
78%
High-School Grad
1.5 sq mi
ZIP Area
61,049
Density / Sq Mi
$40,060
Median Household Income
$32,553
Median Earnings
$1,231
Median Rent
$549,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit brick quadplex in R6 zoning with hardwood floors, public water, and a finished basement for added income space.
Where is this quadplex located?
The property is located at 643 Osborn Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Three two‑bedroom, one‑bath units plus one three‑bedroom, one‑bath unit; Finished basement generating additional income; Brick quadplex built in 1930 with hardwood flooring
