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Property profile & analytics
OFF-MARKET
Estimated value
$5,255,000
Retail space
50 Oceana Dr Wret, Brooklyn, NY 11235-7058
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-5033916
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2012
Total area
8,297 SF
Lot
0.51 ac (22,417 SF)
Zoning code
R7-1
APN
08720-3003
UPID
US63-5033916
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
-
Ukulala Music School - Ukulele Lessons for All Ages Vocational School Training Center
-
Scandiweb Marketing & Advertising IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.48M
CAP Approach
CAP
$6.12M
Comparable Approach
Comparable
$6.60M
Blend (final)
Blend
$5.26M
Owner & transaction history
Brighton 50 Cf Owner II LLC · 2 yrs held
Brighton 50 Cf Owner II LLC
since 2023
Last sale
$5.1M
5 recorded transactions
Zoning & alternative use
R7-1 · Brooklyn, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.6M
+5.2%
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
$5,290,000
ML approach
$5,475,000
CAP Approach
CAP Return
Estimation
6%
$6,630,000
6.5%
$6,120,000
7%
$5,685,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,265,000
Current use
AUTO REPAIR, GARAGE
$6,590,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$5.26M
Range $4.73M – $5.78M · ±10% · vs last sale $5.13M (Jan 6 2022)
Last sale anchor
$5.13M
Jan 6 2022
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
$633 / 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
$87,029
Tax year 2024
Assessed value
$929,037
Assessed 2024
Previous assessed
$886,737
+4.8% YoY
Effective rate
9.37%
On assessed value
Assessed land
$22,287
Assessed improvement
$906,750
Land market value
$49,526
Improvement market value
$2,015,000
Total market value
$2,064,526
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2012
Heating
NONE
Buildings
1
Stories
12
Units
1
Total area
8,297 SF
Lot
0.51 ac (22,417 SF)
Zoning code
R7-1
APN
08720-3003
UPID
US63-5033916
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R7-1 · Brooklyn, NY
Zoning R7-1 · permitted uses
R7-1 · 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
RETAIL STORES Current
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$6.6M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2012
Heating
NONE
Stories
12
Buildings
1
Units
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Brighton 50 Cf Owner II LLC
Entity
Mailing address
1517 VOORHIES AVE STE #4, BROOKLYN, NY 11235-3971
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2023
—
Brighton 50 Cf Owner II LLC
Brighton 50 Cf Owner LLC
Deed
$170,986 · Standard Insurance Company
Jan 24, 2023
$900,000
50 Oceana Drv LLC
Brighton 50, LLC
Deed
$765,000 · Provident Bank
Jan 6, 2022
$5,133,000
Duxton Properties LLC
Brighton 50, LLC
Deed
—
Aug 11, 2021
—
Brighton 50, LLC
Brighton 50, LLC
Deed
related
—
Nov 21, 2016
—
Brighton 50 Cf Owner LLC
Brighton 50 LLC
Quitclaim Deed
$6,860,000 · Mercantil Commercebank
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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