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    Property profile & analytics

    280 21st St, Unit 68 Brooklyn, NY 11226-3921

    • Apartment buildings
    • 46,338 SF
    • 0.24 lot acres
    OFF-MARKET
    Last Sale
    May 22, 2020
    $14,582,474
    Value Estimations
    $14,970,000
    Show details
    Cap Rate Potential
    7.8%
    Apartment buildings
    Location Intelligence
    Property ID
    US63-5489360
    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.

    Current Use by Public Records

    • J.c's Car Wash / Car Wash
    • 280 E 21 LLC / Apartment Building

    Property Details for 280 21st St

    Year built
    1924
    Lot size
    0.24 lot acres
    Property size
    46,338 SF
    Zone code
    R7A
    Property type
    Apartment buildings
    APN
    05101-0044
    APU
    51010044

    Description

    This exceptional multifamily investment opportunity comprises a portfolio of 21 buildings totaling 1,194 units and over 1.1 million square feet. Strategically located across Brooklyn and the Bronx, these properties benefit from convenient access to major employment hubs, including Midtown Manhattan and the Financial District (30-45 minute subway commute), as well as the Brooklyn Tech Triangle and Long Island City (20-40 minute commute). The portfolio includes 233 parking spaces and sits on a combined lot size of 266,248 square feet. A recent amendment to existing regulatory agreements allows for substantial revenue growth potential. Currently, 46% of units are occupied by voucher-based tenants. The portfolio also benefits from a 1% gross rent tax, with the latest benefit expiring in 2059. This value-add opportunity presents a compelling investment prospect in a high-demand market with significant upside potential. The properties are zoned R7-1, R7-1, R6 R7A, and R7-1, offering flexibility for future development or improvements. The portfolio's prime locations within their respective neighborhoods provide excellent accessibility to public transportation and various amenities. This is a rare chance to acquire a substantial, well-positioned affordable housing portfolio in one of the nation's most dynamic real estate markets.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $14,010,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $18,105,000
      6.5%
      $16,710,000
      7%
      $15,520,000

    • Alternative Use

      Use
      Estimation
      WAREHOUSE, STORAGE
      $23,225,000
      COMMERCIAL (GENERAL)
      $16,715,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Brooklyn
    County
    Kings
    State
    New York
    Longitude
    -73.9597
    Latitude
    40.6477
    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
    $0.00
    $214,650
    $1,210,050
    $1,424,700
    -
    $477,000
    $2,689,000
    $3,166,000

    Comparable in this City

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      45 Woodruff Ave

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    • Value Estimation
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      66,144 SF

      40 Woodruff Ave, Unit 66

      APARTMENT HOUSE (5+ UNITS) • 66,144 SF
      40 Woodruff Ave, Brooklyn, NY 11226-1179
      View Details
    • Value Estimation
      $3,925,000
      84,000 SF

      185 Erasmus St, Unit 78

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    • Value Estimation
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      107,750 SF

      155 Linden Blvd, Unit 143

      APARTMENT HOUSE (5+ UNITS) • 107,750 SF
      155 Linden Blvd, Brooklyn, NY 11226-3386
      View Details
    • Value Estimation
      $2,115,000
      49,000 SF

      70 Linden Blvd, Unit 41

      APARTMENT HOUSE (5+ UNITS) • 49,000 SF
      70 Linden Blvd, Brooklyn, NY 11226-3159
      View Details

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    280 21st St, Unit 68
    Brooklyn, NY 11226-3921
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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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