Brick 4-Unit
For Sale
$3,999,999
856 42nd St, Brooklyn, NY 11232
Updated apartments, building systems, and access to waterfront, retail, and subway connections define this Brooklyn multifamily property.
Property Size3,198 SF
Days on Market8
Property Features for 856 42nd St
General Information
Standard status
Active
Size
3,198 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$15,295
Building Details
Building Size
3,198 SF
Year Built
1920
Buildings
1
Stories
2
Construction
brick
Tenancy
Multi
Listing Agency:
Real Broker NY LLC
(718) 256-4000
Listed By:
Patricia J. Caltabiano
(718) 256-4000
Source:
Elliman
Added: Aug 2
Changed: Aug 3
Last Checked: Aug 9 at 10:28AM
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 Real Broker NY LLC
Investment Insights
Based on property information with market context.
This brick quadplex contains four family units in a building constructed in 1920. The apartments have been updated, while property improvements include a new boiler, water heater, and pipelines. The asset is positioned for multifamily ownership in Sunset Park, Brooklyn.
The property is near the Brooklyn waterfront and Industry City, with access to the D, N, and R subway lines. Walk Score and Transit Score are both 95, while the Bike Score is 76, providing measurable access by foot, public transportation, and bicycle.
The property is near the Brooklyn waterfront and Industry City, with access to the D, N, and R subway lines. Walk Score and Transit Score are both 95, while the Bike Score is 76, providing measurable access by foot, public transportation, and bicycle.
Key Highlights
- Four‑family quadplex in a brick building
- Apartments have been updated
- New boiler, water heater, and pipelines
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
$111,999
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
2.80%
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%
$2,239,980
$2.2M
Cap Rate 7%
$1,599,986
$1.6M
Cap Rate 9%
$1,244,433
$1.2M
Market Conditions
NOI Build-Up for 3,198 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
$163.1K $51.00/SF
− Vacancy
−$3.1K −$0.97/SF
EGI
$160.0K $50.03/SF
− OpEx
−$48.0K −$15.01/SF
NOI
$112.0K $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%
$2,239,980
Cap Rate 7%
$1,599,986
Cap Rate 9%
$1,244,433
Alternative Uses
Best Use
Multifamily LT 5
$1.60M
$1.40M – $1.87M
NOI $111,999 @ 7.0% cap · market cap 2.80%
Second Best
Apartment 5plus
$1.39M
$1.22M – $1.63M
NOI $97,632 @ 7.0% cap · market cap 2.44%
Theoretical Best
Specialty Retail
$2.65M
$2.32M – $3.09M
NOI $185,356 @ 7.0% cap · market cap 4.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,886
Businesses Nearby
Explore this area
Business Placement
Demographics for 11232, NY
30,181
Population
10,004
Households
3
Avg Household Size
35
Median Age
36%
College-Educated
69%
High-School Grad
1.2 sq mi
ZIP Area
25,151
Density / Sq Mi
$87,517
Median Household Income
$45,983
Median Earnings
$1,972
Median Rent
$782,500
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 - Updated apartments, building systems, and access to waterfront, retail, and subway connections define this Brooklyn multifamily property.
Where is this quadplex located?
The property is located at 856 42nd St Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,999,999.
What are key features of this property?
This property features: Four‑family quadplex in a brick building; Apartments have been updated; New boiler, water heater, and pipelines
