Entity Owned 
For Sale
1 / 18
$3,990,000
2721 E 21St St, Brooklyn, NY 11235
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Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2021
Total area
4,760 SF
Lot
0.13 ac (5,575 SF)
Zoning code
R4
APN
08777-0096
UPID
US63-3869703
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$446k
Blend (final)
Blend
$285k
Owner & transaction history
since 2017
2 recorded transactions
Zoning & alternative use
R4 · 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.
17% off on annual
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 53 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$285k
Value range
$257k – $314k
±10% around blend
Estimated value / SF
$60 / SF
Confidence
High
53 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$257k
blend $285k
$314k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,760 SF
Lot area
0.13 ac
Year built
2021
Stories
3
APN
08777-0096
Assessed value
$509,018
Annual tax
$51,353
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
$51,353
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.26M
Weighted, 20 comps · high confidence
Evidence
53 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.1 mi away · 5,148 SF
2.3 mi away · 3,400 SF
3.3 mi away · 5,289 SF
4.1 mi away · 6,068 SF
4.3 mi away · 5,250 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$285k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 19 sales
$160
-63%
Submarket 1780 sales
$283
-79%
County 1780 sales
$283
-79%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $60/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
Modeled
Market rent
Market benchmark
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 53 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
4.42%
Selected cap rate for this apartment buildings
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 · 4.42%
9.0%
NOI (est.)
$176k *
* 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$3.99M
Move the market yield to see immediate price impact.
Value / SF
$838
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
3.92%4.42%4.92%
$159k
$4.05M
$3.59M
$3.23M
$176k
$4.50M
$3.99M
$3.58M
$194k
$4.95M
$4.39M
$3.94M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
53 found
High confidence · county-verified
Closest comparable
$1.39M
2.1 mi · Nov 2025 · $270/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$51,353
Tax year 2024
Assessed value
$509,018
Assessed 2024
Previous assessed
$125,550
+305.4% YoY
Effective rate
10.09%
On assessed value
Assessed land
$125,550
Assessed improvement
$383,468
Land market value
$279,000
Improvement market value
$852,150
Total market value
$1,131,150
Applied tax rate
1.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
2021
Heating
NONE
Buildings
1
Stories
3
Units
6
Total area
4,760 SF
Lot
0.13 ac (5,575 SF)
Zoning code
R4
APN
08777-0096
UPID
US63-3869703
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R4 · Brooklyn, NYZoning R4 · permitted uses
R4 · 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
2021
Heating
NONE
Stories
3
Buildings
1
Units
6
Lot
0.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R4
Jurisdiction
Brooklyn, NY
Recorded code
R4
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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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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