Five-Family Apartment
For Sale
$2,400,000
92 Brighton 11th Street, Brooklyn, NY 11235
Residential, Brooklyn, NY
Property Size6,568 SF
Lot Size0.05 Acres
Price / SF$365.41
Days on Market106
Property Features for 92 Brighton 11th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
9
Bathrooms
6
Full bathrooms
5
Rooms
Bedroom 4, Bedroom 6, Bedroom 7, Bathroom 1, Bedroom 5, Bathroom 4, Bathroom 6, Bedroom 8, Bathroom 5, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 9, Bedroom 2, Bathroom 3
Interior features
A/C Unit, Dishwasher, Dryer, Refrigerator, Stove, Washer
Basement
Finished
Subdivision
Brighton Beach
Standard status
Active
Size
6,568 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
5311
Building Details
Year built
1931
Floors in Building
5
Number of units
5
Flooring type
Hardwood, Tile
Building materials
Brick
Roof type
Flat
Listing Agency:
Tiger Realty
Listed By:
Ken Zheng
(917) 708-9966
Added: Jun 16
Changed: Sep 16
Last Checked: Sep 29 at 11:06AM
MLS# 502364
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 five-family apartment property contains two one-bedroom units, two two-bedroom units, and one three-bedroom unit. The 6,568-square-foot building was constructed in 1931 with brick exterior walls, a flat roof, tile and hardwood flooring, and an elevator. A fully finished basement provides two separate entrances, while a shared driveway serves the property. Interior features include air-conditioning units, dishwashers, refrigerators, stoves, washers, and dryers.
Located at 92 Brighton 11th Street in Brooklyn’s Brighton Beach area, the property is near transportation, shopping, and local amenities. The site measures 22 x 100 feet, with a building footprint of 20 x 76 feet. R6 zoning applies, and a tax abatement is in place through 2036.
Located at 92 Brighton 11th Street in Brooklyn’s Brighton Beach area, the property is near transportation, shopping, and local amenities. The site measures 22 x 100 feet, with a building footprint of 20 x 76 feet. R6 zoning applies, and a tax abatement is in place through 2036.
Key Highlights
- Five‑family configuration with 2 one‑bedroom, 2 two‑bedroom, and 1 three‑bedroom units
- 6,568 square feet on a 22 x 100 lot
- 20 x 76 building constructed in 1931
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
$200,514
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
8.35%
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%
$4,010,280
$4.0M
Cap Rate 7%
$2,864,486
$2.9M
Cap Rate 9%
$2,227,933
$2.2M
Market Conditions
NOI Build-Up for 6,568 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
$372.0K $56.64/SF
− Vacancy
−$7.4K −$1.13/SF
EGI
$364.6K $55.51/SF
− OpEx
−$164.1K −$24.98/SF
NOI
$200.5K $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%
$4,010,280
Cap Rate 7%
$2,864,486
Cap Rate 9%
$2,227,933
Alternative Uses
Best Use
Apartment 5plus
$2.86M
$2.51M – $3.34M
NOI $200,514 @ 7.0% cap · market cap 8.35%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.44M
$4.76M – $6.34M
NOI $380,681 @ 7.0% cap · market cap 15.86%
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
5
Residential units
Location Intelligence
Trade Area within ½ mile
5,122
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
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?
Apartment building - Elevator-served property with a finished basement and two separate entrances.
Where is this apartment building located?
The property is located at 92 Brighton 11th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Five‑family configuration with 2 one‑bedroom, 2 two‑bedroom, and 1 three‑bedroom units; 6,568 square feet on a 22 x 100 lot; 20 x 76 building constructed in 1931
