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Property profile & analytics
OFF-MARKET
Estimated value
$9,195,000
Retail residential properties
263 Bedford Ave, Brooklyn, NY 11211-6665
Entity Owned
12-yr Hold
Free & Clear
Property ID
US63-1757300
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2013
Total area
21,775 SF
Lot
0.18 ac (7,950 SF)
Zoning code
M12R6A
APN
02366-0001
UPID
US63-1757300
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
-
Martha's Country Bakery Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.20M
Owner & transaction history
263 Bedford Ave LLC · 12 yrs held
263 Bedford Ave LLC
since 2014
1 recorded transaction
Zoning & alternative use
M12R6A · Brooklyn, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,175,000
6.5%
$12,160,000
7%
$11,290,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$14,650,000
Current use
INDUSTRIAL (GENERAL)
$12,360,000
Change: -16% · Conversion: Moderate
OFFICE BUILDING
$11,985,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$9.20M
Range $8.28M – $10.11M · ±10%
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
$422 / 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
$416,328
Tax year 2024
Assessed value
$3,696,300
Assessed 2024
Previous assessed
$3,766,950
-1.9% YoY
Effective rate
11.26%
On assessed value
Assessed land
$393,750
Assessed improvement
$3,302,550
Land market value
$875,000
Improvement market value
$7,339,000
Total market value
$8,214,000
Applied tax rate
2.0000
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
2013
Heating
NONE
Buildings
1
Stories
6
Units
15
Total area
21,775 SF
Lot
0.18 ac (7,950 SF)
Zoning code
M12R6A
APN
02366-0001
UPID
US63-1757300
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
M12R6A · Brooklyn, NY
Zoning M12R6A · permitted uses
M12R6A · 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
$14.7M
INDUSTRIAL (GENERAL)
Est. value
$12.4M
OFFICE BUILDING
Est. value
$12.0M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
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
2013
Heating
NONE
Stories
6
Buildings
1
Units
15
Lot
0.18 ac
Current owner
From public records · entity-resolved
263 Bedford Ave LLC
Entity
Free & Clear · 12 yrs held
Mailing address
263 BEDFORD AVE APT 2B, BROOKLYN, NY 11211-6666
Ownership since
2014
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 23, 2014
—
263 Bedford Ave LLC
Hermanowski,john
Quit Claim 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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