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Property profile & analytics
OFF-MARKET
Estimated value
$2,125,000
Retail residential properties
221 Brighton Bch Ave Brooklyn, NY 11235-7406
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-1362014
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1925
Total area
3,880 SF
Lot
0.05 ac (2,050 SF)
Zoning code
R6
APN
08670-0046
UPID
US63-1362014
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Classic Furs Inc Fur Service
-
Stp Goods Home & Books (Bike/Boat/Book/etc) Store
-
St-Petersburg Books & Gifts Store and Toys for kids (Bike/Boat/Book/etc) Store Arcade & Gaming Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.21M
CAP Approach
CAP
$2.17M
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$2.13M
Owner & transaction history
221 Brighton Beach Qoz LLC · 4 yrs held
221 Brighton Beach Qoz LLC
since 2022
Last sale
$2.1M
1 recorded transaction
Zoning & alternative use
R6 · Brooklyn, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+88.5%
Retail stores
$2.9M
+79.2%
Warehouse, storage
$1.9M
+18.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Brooklyn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brooklyn submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,120,000
ML approach
$2,210,000
CAP Approach
CAP Return
Estimation
6%
$2,345,000
6.5%
$2,165,000
7%
$2,010,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,635,000
Current use
AUTO REPAIR, GARAGE
$3,085,000
Change: +89% · Conversion: Difficult
RETAIL STORES
$2,930,000
Change: +79% · Conversion: Easy
WAREHOUSE, STORAGE
$1,945,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,940,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$2.13M
Range $1.91M – $2.34M · ±10% · vs last sale $2.05M (Jan 26 2022)
Last sale anchor
$2.05M
Jan 26 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$548 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$40,324
Tax year 2024
Assessed value
$380,700
Assessed 2024
Previous assessed
$355,950
+7.0% YoY
Effective rate
10.59%
On assessed value
Assessed land
$33,750
Assessed improvement
$346,950
Land market value
$75,000
Improvement market value
$771,000
Total market value
$846,000
Applied tax rate
4.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1925
Heating
NONE
Buildings
1
Stories
2
Units
2
Total area
3,880 SF
Lot
0.05 ac (2,050 SF)
Zoning code
R6
APN
08670-0046
UPID
US63-1362014
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R6 · Brooklyn, NY
Zoning R6 · permitted uses
R6 · Brooklyn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brooklyn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$3.1M
RETAIL STORES
Est. value
$2.9M
WAREHOUSE, STORAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1925
Heating
NONE
Stories
2
Buildings
1
Units
2
Lot
0.05 ac
Current owner
From public records · entity-resolved
221 Brighton Beach Qoz LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1864 BATH AVE, BROOKLYN, NY 11214-4616
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2022
$2,050,000
221 Brighton Beach Qoz LLC
Anatoly Alter
Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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