264 Pacific St Brooklyn, NY 11201-5718
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$8.83M
Range $7.95M – $9.71M (±10%)
Property ID
US63-0858578
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2018
Total area
21,116 SF
Lot
0.16 ac (7,161 SF)
Zoning code
R6A
APN
00187-0017
UPID
US63-0858578
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
-
Storage Facility
-
Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.83M
Owner & transaction history
since 2022
7 recorded transactions
Zoning & alternative use
R6A · Brooklyn, NY
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.83M
Value range
$7.95M – $9.71M
±10% around blend
Estimated value / SF
$418 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$7.95M
blend $8.83M
$9.71M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
21,116 SF
Lot area
0.16 ac
Year built
2018
Stories
7
APN
00187-0017
Assessed value
$2,832,300
Annual tax
$348,663
3
Income approach: direct capitalization
Partial preview
Income approach indication
$11.79M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$12.78M
@ 6.5% CAP return
$11.79M
@ 7% CAP return
$10.95M
4
Sales comparison
Partial preview
Sales approach indication
$12.23M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.2 mi away · 16,536 SF
2.3 mi away · 19,920 SF
2.5 mi away · 14,982 SF
3.0 mi away · 18,024 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 79 sales
$969
-57%
Submarket 3044 sales
$491
-15%
County 3044 sales
$491
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $418/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.83M
Move the market yield to see immediate price impact.
Value / SF
$134
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
5.00%7.00%9.00%
$178k
$3.57M
$2.55M
$1.98M
$198k
$3.97M
$2.83M
$2.20M
$218k
$4.36M
$3.12M
$2.42M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$17.00M
2.1 mi · Feb 2026 · $781/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$348,663
Tax year 2024
Assessed value
$2,832,300
Assessed 2024
Previous assessed
$2,925,900
-3.2% YoY
Effective rate
12.31%
On assessed value
Assessed land
$254,700
Assessed improvement
$2,577,600
Land market value
$566,000
Improvement market value
$5,728,000
Total market value
$6,294,000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
2018
Heating
NONE
Buildings
1
Stories
7
Units
25
Total area
21,116 SF
Lot
0.16 ac (7,161 SF)
Zoning code
R6A
APN
00187-0017
UPID
US63-0858578
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R6A · Brooklyn, NYZoning R6A · permitted uses
R6A · Brooklyn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2018
Heating
NONE
Stories
7
Buildings
1
Units
25
Lot
0.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R6A
Jurisdiction
Brooklyn, NY
Recorded code
R6A
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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