Mixed-Use Retail with
For Sale
Contact for pricing
9052 Fort Hamilton Parkway, Brooklyn, NY 11209
Five residential apartments sit above a retail storefront in this mixed-use building.
Property Size4,500 SF
Price / SF$377.78
Days on Market89
Property Features for 9052 Fort Hamilton Parkway
General Information
Standard status
Active
Size
4,500 SF
Property subtype
Retail, Multifamily, Mixed Use
Zoning
R5B, BR
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$75,820
Additional Details
Cap Rate
7.74%
Multifamily Units
5
Building Details
Units
6
Tenancy
Multi
Listing Agency:
IPRG Investment Property Realty Group
Listed By:
Matt Dittmeier · License #10401329347
Source:
Crexi
Added: May 26
Changed: Aug 8
Last Checked: Aug 21 at 1:11PM
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 IPRG Investment Property Realty Group
Investment Insights
Based on property information with market context.
This free-market mixed-use building offers five residential apartments above one retail storefront. The apartment mix is comprised of three 1BR units and two 2BR units, supported by a protected Tax Class 2A designation with low annual taxes.
The property is located on Fort Hamilton Parkway between 90th and 92nd Street in Bay Ridge, Brooklyn, with convenient access to the 95th Street (R) subway station. The building also sits in close proximity to the 86th Street retail corridor.
A current rent roll of $121,800 is in place, with a stated clear path to a proforma income of $181,200.
The property is located on Fort Hamilton Parkway between 90th and 92nd Street in Bay Ridge, Brooklyn, with convenient access to the 95th Street (R) subway station. The building also sits in close proximity to the 86th Street retail corridor.
A current rent roll of $121,800 is in place, with a stated clear path to a proforma income of $181,200.
Key Highlights
- Mixed‑use building with five residential apartments above one retail storefront
- Unit mix: three 1BR and two 2BR apartments
- Current rent roll of $121,800 with proforma income of $181,200
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
$137,380
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
8.08%
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%
$2,747,600
$2.7M
Cap Rate 7%
$1,962,571
$2.0M
Cap Rate 9%
$1,526,444
$1.5M
Market Conditions
NOI Build-Up for 4,500 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
$254.9K $56.64/SF
− Vacancy
−$5.1K −$1.13/SF
EGI
$249.8K $55.51/SF
− OpEx
−$112.4K −$24.98/SF
NOI
$137.4K $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%
$2,747,600
Cap Rate 7%
$1,962,571
Cap Rate 9%
$1,526,444
Alternative Uses
Best Use
Retail
$3.08M
$2.70M – $3.60M
NOI $215,796 @ 7.0% cap · market cap 12.69%
Second Best
Apartment 5plus
$1.96M
$1.72M – $2.29M
NOI $137,380 @ 7.0% cap · market cap 8.08%
Theoretical Best
Specialty Retail
$3.73M
$3.26M – $4.35M
NOI $260,820 @ 7.0% cap · market cap 15.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
3,668
Businesses Nearby
Explore this area
Business Placement
Demographics for 11209, NY
73,239
Population
33,286
Households
2.2
Avg Household Size
40
Median Age
53%
College-Educated
90%
High-School Grad
2.1 sq mi
ZIP Area
34,876
Density / Sq Mi
$92,656
Median Household Income
$62,455
Median Earnings
$1,857
Median Rent
$905,700
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 - Five residential apartments sit above a retail storefront in this mixed-use building.
Where is this apartment building located?
The property is located at 9052 Fort Hamilton Parkway Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Mixed‑use building with five residential apartments above one retail storefront; Unit mix: three 1BR and two 2BR apartments; Current rent roll of $121,800 with proforma income of $181,200
