Apartment Building with
For Sale
Contact for pricing
85 Clay Street, Brooklyn, NY 11222
A 20-unit multifamily asset with attached garage income opportunities, offering a mix of residences and parking storage.
Property Size15,000 SF
Price / SF$816.67
Days on Market102
Property Features for 85 Clay Street
General Information
Standard status
Active
Size
15,000 SF
Class
B
Total Parking Spaces
5
Property subtype
Multifamily, Land
Zoning
M1-2/R6A
Occupancy
100%
Investment Type
Value Add
Additional Details
Multifamily Units
20
Building Details
Year Built
1928
Year Renovated
2000
Buildings
3
Stories
4
Units
20
Tenancy
Multi
Listing Agency:
William Green Real Estate
Listed By:
Danny Duffoo · License #10301202231
Source:
Crexi
Added: May 27
Changed: Aug 31
Last Checked: Sep 4 at 11:19PM
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 William Green Real Estate
Investment Insights
Based on property information with market context.
The property is a multifamily apartment building comprising 20 apartments totaling 15,000 square feet. The building is positioned for a revenue mix with approximately 90% of the units identified as free market, along with an included garage component. There are 5 garages in total, including 3 indoor garages, which may support tenant parking and storage needs.
Located at 85 Clay Street in Brooklyn, NY 11222, the property’s residential setup combines living space with on-site vehicle parking. This configuration can be useful for operators seeking to provide both housing and practical day-to-day access for residents who require garage storage.
For investors and buyers evaluating residential income properties, the unit count and presence of on-site garages provide a straightforward operating profile. The ability to pair apartments with garage offerings may help broaden tenant appeal beyond unit interiors alone. With 20 apartments and three indoor garages included among five total garage spaces, the property supports a complete live-and-park concept within a single ownership.
Located at 85 Clay Street in Brooklyn, NY 11222, the property’s residential setup combines living space with on-site vehicle parking. This configuration can be useful for operators seeking to provide both housing and practical day-to-day access for residents who require garage storage.
For investors and buyers evaluating residential income properties, the unit count and presence of on-site garages provide a straightforward operating profile. The ability to pair apartments with garage offerings may help broaden tenant appeal beyond unit interiors alone. With 20 apartments and three indoor garages included among five total garage spaces, the property supports a complete live-and-park concept within a single ownership.
Key Highlights
- 15,000 SF multifamily property
- 20 apartments total, with 90% free market units and 10% non‑free market
- Includes 5 garages, including 3 indoor garage spaces
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
$457,934
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
3.74%
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%
$9,158,680
$9.2M
Cap Rate 7%
$6,541,914
$6.5M
Cap Rate 9%
$5,088,156
$5.1M
Market Conditions
NOI Build-Up for 15,000 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
$849.6K $56.64/SF
− Vacancy
−$17.0K −$1.13/SF
EGI
$832.6K $55.51/SF
− OpEx
−$374.7K −$24.98/SF
NOI
$457.9K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /SF/Yr
Expense Ratio
45.00%
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%
$9,158,680
Cap Rate 7%
$6,541,914
Cap Rate 9%
$5,088,156
Alternative Uses
Best Use
Apartment 5plus
$6.54M
$5.72M – $7.63M
NOI $457,934 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$12.42M
$10.87M – $14.49M
NOI $869,400 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Location Intelligence
Trade Area within ½ mile
4,387
Businesses Nearby
Explore this area
Business Placement
Demographics for 11222, NY
41,957
Population
21,917
Households
1.9
Avg Household Size
35
Median Age
65%
College-Educated
94%
High-School Grad
1.5 sq mi
ZIP Area
27,971
Density / Sq Mi
$123,963
Median Household Income
$74,237
Median Earnings
$2,595
Median Rent
$1,245,600
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?
Apartment building - A 20-unit multifamily asset with attached garage income opportunities, offering a mix of residences and parking storage.
Where is this apartment building located?
The property is located at 85 Clay Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $12,250,000.
What are key features of this property?
This property features: 15,000 SF multifamily property; 20 apartments total, with 90% free market units and 10% non‑free market; Includes 5 garages, including 3 indoor garage spaces
