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506 Utica Ave, Brooklyn, NY 11203
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1930
Total area
9,000 SF
Lot
0.55 ac (24,000 SF)
Zoning code
C8-2
APN
04590-0038
UPID
US63-1978329
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Postal Service Courier Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.16M
CAP Approach
CAP
$6.64M
Comparable Approach
Comparable
$8.15M
Blend (final)
Blend
$6.54M
Owner & transaction history
since 2023
Last sale
$6.7M
2 recorded transactions
Zoning & alternative use
C8-2 · Brooklyn, NY
Top alternative use upside
Auto repair, garage
$7.2M
+3.2%
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.
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 12 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.54M
Value range
$5.89M – $7.19M
±10% around blend
Estimated value / SF
$727 / SF
Confidence
High
12 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
Income certainty
100
$5.89M
blend $6.54M
$7.19M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,000 SF
Lot area
0.55 ac
Year built
1930
Stories
1
APN
04590-0038
Zoning
C8-2
Assessed value
$823,500
Annual tax
$87,225
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.64M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.20M
@ 6.5% CAP return
$6.64M
@ 7% CAP return
$6.17M
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
$87,225
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$5.87M
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.6 mi away · 8,950 SF
2.3 mi away · 6,930 SF
3.6 mi away · 9,496 SF
4.6 mi away · 9,500 SF
5.2 mi away · 8,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.54M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 291 sales
$770
-6%
County 291 sales
$770
-6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $727/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+3%
vs current-use indication
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
6.60%
Selected cap rate for this retail space
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 · 6.60%
9.0%
NOI (est.)
$110k *
Last sale · Mar 2023
$6.70M
* 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$1.67M
Move the market yield to see immediate price impact.
Value / SF
$185
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
6.10%6.60%7.10%
$99k
$1.62M
$1.50M
$1.40M
$110k
$1.80M
$1.67M
$1.55M
$121k
$1.98M
$1.83M
$1.71M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$3.25M
0.9 mi · Feb 2026 · $471/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$87,225
Tax year 2024
Assessed value
$823,500
Assessed 2024
Previous assessed
$957,600
-14.0% YoY
Effective rate
10.59%
On assessed value
Assessed land
$486,000
Assessed improvement
$337,500
Land market value
$1,080,000
Improvement market value
$750,000
Total market value
$1,830,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1930
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
9,000 SF
Lot
0.55 ac (24,000 SF)
Zoning code
C8-2
APN
04590-0038
UPID
US63-1978329
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
C8-2 · Brooklyn, NYZoning C8-2 · permitted uses
C8-2 · 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
1930
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.55 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C8-2
Jurisdiction
Brooklyn, NY
Recorded code
C8-2
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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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