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Property profile & analytics
OFF-MARKET
Estimated value
$3,300,000
Retail residential properties
410 Brighton Bch Ave Brooklyn, NY 11235-6482
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2461484
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1927
Total area
4,334 SF
Lot
0.05 ac (1,986 SF)
Zoning code
R6
APN
08688-0070
UPID
US63-2461484
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
-
Oleandr Restaurant
-
Vaynshteyn Aleksandr Insurance Agency
-
Clickky Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.30M
CAP Approach
CAP
$2.42M
Comparable Approach
Comparable
$2.41M
Blend (final)
Blend
$3.30M
Owner & transaction history
406 Owner LLC · 2 yrs held
406 Owner LLC
since 2024
Last sale
$3.3M
1 recorded transaction
Zoning & alternative use
R6 · Brooklyn, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.4M
+88.5%
Retail stores
$3.3M
+79.2%
Warehouse, storage
$2.2M
+18.9%
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
$3,300,000
ML approach
$3,300,000
CAP Approach
CAP Return
Estimation
6%
$2,620,000
6.5%
$2,420,000
7%
$2,245,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,445,000
Change: +89% · Conversion: Difficult
RETAIL STORES
$3,270,000
Change: +79% · Conversion: Easy
WAREHOUSE, STORAGE
$2,170,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$2,165,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$3.30M
Range $2.97M – $3.63M · ±10% · vs last sale $3.30M (Apr 5 2024)
Last sale anchor
$3.30M
Apr 5 2024
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
$761 / 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
$32,495
Tax year 2024
Assessed value
$395,100
Assessed 2024
Previous assessed
$385,200
+2.6% YoY
Effective rate
8.22%
On assessed value
Assessed land
$42,750
Assessed improvement
$352,350
Land market value
$95,000
Improvement market value
$783,000
Total market value
$878,000
Applied tax rate
4.0000
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
1927
Heating
NONE
Buildings
1
Stories
3
Units
3
Total area
4,334 SF
Lot
0.05 ac (1,986 SF)
Zoning code
R6
APN
08688-0070
UPID
US63-2461484
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R6 · Brooklyn, NY
Zoning R6 · permitted uses
R6 · 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
AUTO REPAIR, GARAGE
Est. value
$3.4M
RETAIL STORES
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.2M
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1927
Heating
NONE
Stories
3
Buildings
1
Units
3
Lot
0.05 ac
Current owner
From public records · entity-resolved
406 Owner LLC
Entity
Mailing address
109 E 9TH ST, NEW YORK, NY 10003-5413
Ownership since
2024
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
Apr 5, 2024
$3,300,000
406 Owner LLC
L & C Brand Realty INC.
Deed
$2,145,000 · Emigrant Funding Corporation
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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