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    249 Brighton Bch Ave Brooklyn, NY 11235-7425
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    249 Brighton Bch Ave Brooklyn, NY 11235-7425

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    • Investment properties
    • 4,960 SF
    • 0.26 lot acres
    Off-Market
    Last Sale Mar 16, 2023
    $1,987,392
    Property ID
    US63-1014141
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $1,955,000
    Show details
    Cap Rate Potential
    9.1%
    Investment properties
    Location Intelligence

    Current Use by Public Records

    • Investment properties

    Property Details for 249 Brighton Bch Ave

    Year built
    1929
    Lot size
    0.26 lot acres
    Property size
    4,960 SF
    Zone code
    R6
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    08671-0934
    APU
    86710934

    Description

    This exceptional 11,400 square foot lot at 249 Brighton Beach Avenue in Brooklyn, NY, presents a compelling redevelopment opportunity. Zoned C1-2/R6/OP, this vacant parcel offers 54,720 square feet of potential buildable space and boasts a 60-foot frontage on Brighton Beach Avenue and a 45-foot frontage on Brighton 2nd Street. The property's strategic location in a densely populated area, within walking distance of the iconic Brighton Beach boardwalk, makes it ideal for a mixed-use, commercial, or residential development. The site includes an existing 11-foot cellar, potentially suitable for parking, and a partial steel structure that could be repurposed, offering a cost-effective head start on construction. Conveniently located just blocks from the B and Q subway lines, providing easy access to Manhattan, and near the Belt Parkway for convenient travel throughout Brooklyn and beyond. The asking price is $6,950,000, with a projected cap rate of 25%. This is a rare chance to acquire a significant development site in one of Brooklyn's most vibrant neighborhoods. The property is currently vacant and ready for immediate development.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,985,000
      ML approach
      $1,865,000

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $2,090,000
      Current use
      WAREHOUSE, STORAGE
      $2,485,000
      Change: +19% Conversion: Difficult
      OFFICE BUILDING
      $2,475,000
      Change: +18% Conversion: Easy

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Brooklyn
    County
    Kings
    State
    New York
    Longitude
    -73.9656
    Latitude
    40.5771
    CBSA code
    35620
    CBSA name
    NEW YORK-NORTHERN NEW JERSEY-LONG ISLAND, NY-NJ-PA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $89,698
    $304,650
    $542,250
    $846,900
    -
    $677,000
    $1,205,000
    $1,882,000

    Comparable in this City

    • Value Estimation
      $1,915,000
      3,400 SF

      239 Brighton Bch Ave

      STORE/OFFICE (MIXED USE) • 3,400 SF
      239 Brighton Bch Ave, Brooklyn, NY 11235-7425
      View Details
    • Value Estimation
      $2,445,000
      7,200 SF

      503 Brighton Bch Ave

      STORE/OFFICE (MIXED USE) • 7,200 SF
      503 Brighton Bch Ave, Brooklyn, NY 11235
      View Details
    • Value Estimation
      $1,890,000
      4,000 SF

      509 Brighton Bch Ave

      STORE/OFFICE (MIXED USE) • 4,000 SF
      509 Brighton Bch Ave, Brooklyn, NY 11235-6403
      View Details
    • Value Estimation
      $570,000
      1,520 SF

      3169 Coney Is Ave

      STORE/OFFICE (MIXED USE) • 1,520 SF
      3169 Coney Is Ave, Brooklyn, NY 11235-6443
      View Details
    • Value Estimation
      $1,015,000
      2,500 SF

      1725th Sheepshead Bay Rd

      STORE/OFFICE (MIXED USE) • 2,500 SF
      1725th Sheepshead Bay Rd, Brooklyn, NY 11235-3644
      View Details
    • Value Estimation
      $3,045,000
      9,046 SF

      2729 Coney Is Ave

      STORE/OFFICE (MIXED USE) • 9,046 SF
      2729 Coney Is Ave, Brooklyn, NY 11235-5004
      View Details

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      7,000 SF ground floor space suitable for mixed-use purposes.
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      Brighton Beach Mixed-Use Corner Property

      Mixed-use building in prime Brighton Beach location with income potential.
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      Brooklyn Office Space For Lease

      Lower-level office spaces in a new, modern Brooklyn building.
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      Newly Renovated Office Space Available

      Lower-level office spaces for lease in high-traffic Brooklyn building.
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      Brighton Beach Avenue Retail Space

      Renovated retail space in high-traffic Brighton Beach location.
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    249 Brighton Bch Ave
    Brooklyn, NY 11235-7425
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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