Individually Owned 
For Sale
$2,495,000
101 Saratoga Ave, Brooklyn, NY 11233
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Property summary
AI-generated overview
This mixed-use property has a total area of 4,400 SF and combines a street-level commercial storefront with three residential units. The commercial space at 101 Saratoga Avenue is a floor-through 1,100 SF storefront with 12-foot ceilings, a bathroom, and basement storage. The residential units are located around the corner at 651 Decatur and consist of three units totaling approximately 1,100 SF each: Unit 1 is configured as 2 bedrooms and 1 bathroom with an approximately 500 SF private terrace; Unit 2 is configured as 2 bedrooms and 1 bathroom; and Unit 3 is configured as 1 bedroom and 1 bathroom and includes a wood-burning fireplace. The residential spaces include hardwood floors and bay windows and are described as having east, west, and south exposures. At 653 Decatur Street, the property includes three garages that provide secure private parking and may support additional rental use depending on configuration and local requirements. The floor plan for the 1st floor and storefront is referenced as not provided, and the listing states unit sizes in the remarks as approximately 1,100 SF each where applicable.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1905
Total area
4,400 SF
Lot
0.04 ac (1,600 SF)
Zoning code
R6
APN
01502-0001
UPID
US63-5203305
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Church
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$420k
Owner & transaction history
since 2006
2 recorded transactions
Zoning & alternative use
R6 · Brooklyn, NY
Top alternative use upside
Warehouse, storage
$2.2M
+51.0%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$420k
Value range
$378k – $462k
±10% around blend
Estimated value / SF
$95 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$378k
blend $420k
$462k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,400 SF
Lot area
0.04 ac
Year built
1905
Stories
4
APN
01502-0001
Zoning
R6
Assessed value
$374,400
Annual tax
$15,463
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$15,463
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.47M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.4 mi away · 5,200 SF
0.5 mi away · 4,800 SF
0.6 mi away · 4,680 SF
0.8 mi away · 5,013 SF
0.9 mi away · 5,350 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$420k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 51 sales
$332
-71%
Submarket 3044 sales
$491
-81%
County 3044 sales
$491
-81%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $95/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+51%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Selected market yield
8.46%
Selected cap rate for this other investment properties
Derived from the Brooklyn market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.46%
9.0%
NOI (est.)
$211k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.49M
Move the market yield to see immediate price impact.
Value / SF
$567
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.96%8.46%8.96%
$190k
$2.39M
$2.24M
$2.12M
$211k
$2.65M
$2.49M
$2.35M
$232k
$2.92M
$2.74M
$2.59M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.90M
0.1 mi · Dec 2025 · $529/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$15,463
Tax year 2024
Assessed value
$374,400
Assessed 2024
Previous assessed
$347,400
+7.8% YoY
Effective rate
4.13%
On assessed value
Assessed land
$120,600
Assessed improvement
$253,800
Land market value
$268,000
Improvement market value
$564,000
Total market value
$832,000
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1905
Heating
NONE
Buildings
1
Stories
4
Units
4
Total area
4,400 SF
Lot
0.04 ac (1,600 SF)
Zoning code
R6
APN
01502-0001
UPID
US63-5203305
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R6 · Brooklyn, NYZoning R6 · permitted uses
R6 · Brooklyn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1905
Heating
NONE
Stories
4
Buildings
1
Units
4
Lot
0.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R6
Jurisdiction
Brooklyn, NY
Recorded code
R6
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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