4-Family Brick
For Sale
$3,700,000
856 42nd Street, Brooklyn, NY 11232
Residential, Duplex, Brooklyn, NY
Property Size3,198 SF
Lot Size0.06 Acres
Price / SF$1,156
Days on Market97
Property Features for 856 42nd Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R6
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 7, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 8, Bedroom 3, Bedroom 4, Bathroom 4, Bedroom 5, Bedroom 6, Bedroom 1, Bedroom 2
Interior features
A/C Unit - Window, Refrigerator, Stove, Window Treatments
Basement
Full
Subdivision
Sunset Park
Standard status
Active
Size
3,198 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
15295
Building Details
Year built
1920
Floors in Building
2
Number of units
4
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Flat, Rubber
Architectural style
Other
Listing Agency:
Real Broker NY LLC
(718) 256-4000
Listed By:
Patricia J. Caltabiano
(718) 269-4598
Added: Jun 6
Changed: Sep 6
Last Checked: Sep 10 at 10:06AM
MLS# 502029
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.
Investment Insights
Based on property information with market context.
This four-family residential property is a brick building constructed in 1920, offering 3,198 square feet on a 0.0575-acre lot. Apartment updates are complemented by a new boiler, water heater, and pipelines. Interior features include window air-conditioning units, refrigerators, stoves, window treatments, tile flooring, and hardwood flooring. The building has a flat rubber roof and four bathrooms.
Located at 856 42nd Street in Brooklyn, the property is near the Brooklyn waterfront, Industry City, and the D, N, and R subway lines. The R6 zoning designation and four-family configuration provide a clear multifamily property profile within the Sunset Park area.
Located at 856 42nd Street in Brooklyn, the property is near the Brooklyn waterfront, Industry City, and the D, N, and R subway lines. The R6 zoning designation and four-family configuration provide a clear multifamily property profile within the Sunset Park area.
Key Highlights
- Four‑family brick building at 856 42nd Street, Brooklyn, NY 11232
- 3,198 square feet on a 0.0575‑acre lot
- Constructed in 1920 with a flat rubber roof
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
3.03%
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 3.03%
Second Best
Apartment 5plus
$1.39M
$1.22M – $1.63M
NOI $97,632 @ 7.0% cap · market cap 2.64%
Theoretical Best
Specialty Retail
$2.65M
$2.32M – $3.09M
NOI $185,356 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Updated apartments, refreshed building systems, and access to neighborhood transit support multifamily use.
Where is this quadplex located?
The property is located at 856 42nd Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: Four‑family brick building at 856 42nd Street, Brooklyn, NY 11232; 3,198 square feet on a 0.0575‑acre lot; Constructed in 1920 with a flat rubber roof
