397-403 Withers St Brooklyn, NY 11222
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$635k
Range $572k – $699k (±10%)
Property ID
US63-2814282
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1920
Total area
12,500 SF
Lot
0.29 ac (12,500 SF)
Zoning code
M1-1
APN
02869-0033
UPID
US63-2814282
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
$4.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$635k
Owner & transaction history
since 2023
1 recorded transaction
Zoning & alternative use
M1-1 · 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 8 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
$635k
Value range
$572k – $699k
±10% around blend
Estimated value / SF
$51 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
80
$572k
blend $635k
$699k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,500 SF
Lot area
0.29 ac
Year built
1920
Stories
1
APN
02869-0033
Assessed value
$938,250
Annual tax
$73,052
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.16M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.50M
@ 6.5% CAP return
$4.16M
@ 7% CAP return
$3.86M
4
Sales comparison
Partial preview
Sales approach indication
$4.64M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.8 mi away · 12,500 SF
2.8 mi away · 15,000 SF
4.5 mi away · 11,082 SF
7.9 mi away · 15,000 SF
7.9 mi away · 8,750 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$635k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$553
-91%
Submarket 276 sales
$501
-90%
County 276 sales
$501
-90%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $51/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 · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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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$938k
Move the market yield to see immediate price impact.
Value / SF
$75
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%
$59k
$1.18M
$844k
$657k
$66k
$1.31M
$938k
$730k
$72k
$1.44M
$1.03M
$803k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$4.45M
1.1 mi · Jan 2026 · $494/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$73,052
Tax year 2024
Assessed value
$938,250
Assessed 2024
Previous assessed
$885,150
+6.0% YoY
Effective rate
7.79%
On assessed value
Assessed land
$225,000
Assessed improvement
$713,250
Land market value
$500,000
Improvement market value
$1,585,000
Total market value
$2,085,000
Applied tax rate
4.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1920
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
12,500 SF
Lot
0.29 ac (12,500 SF)
Zoning code
M1-1
APN
02869-0033
UPID
US63-2814282
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
M1-1 · Brooklyn, NYZoning M1-1 · permitted uses
M1-1 · Brooklyn, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1920
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M1-1
Jurisdiction
Brooklyn, NY
Recorded code
M1-1
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
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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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