713 Decatur St Brooklyn, NY 11233-2013
Entity Owned
Free & Clear
Estimated value (blended)
$330k
Range $297k – $363k (±10%)
Property ID
US63-3371204
Property summary
AI-generated overview
This exceptional mixed-use property, located at 713 Decatur Street in Brooklyn, New York, presents a compelling investment opportunity. The three-story building, totaling 3,591 square feet, boasts a strong 8.31% cap rate and a net operating income (NOI) of $157,818. The property features four units: two commercial storefronts and two residential apartments, each with four bedrooms. Currently, the building enjoys 100% occupancy with a gross lease structure. The commercial units contribute significantly to the substantial monthly rental income of $14,600. Renovated in 2022, this property is zoned R6 and offers significant upside potential, particularly with the two vacant residential units. The asking price is $1,899,000, translating to a price per square foot of $528.82. The remaining lease term on the commercial units is six years. This prime corner location in the desirable Bedford-Stuyvesant neighborhood makes this a truly attractive investment prospect. The building's strong cash flow and potential for future rental increases make it an ideal addition to any investment portfolio.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1925
Total area
3,591 SF
Lot
0.03 ac (1,520 SF)
Zoning code
R6
APN
01502-0040
UPID
US63-3371204
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
-
Solar Energy Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.01M
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$330k
Owner & transaction history
since 2025
Last sale
$1.9M
3 recorded transactions
Zoning & alternative use
R6 · Brooklyn, NY
Top alternative use upside
Auto repair, garage
$2.9M
+139.4%
Retail stores
$2.8M
+132.0%
Office building
$2.0M
+65.9%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 29 comparables with addresses
5 alternative uses screened
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
$330k
Value range
$297k – $363k
±10% around blend
Estimated value / SF
$92 / SF
Confidence
High
29 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$297k
blend $330k
$363k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,591 SF
Lot area
0.03 ac
Year built
1925
Stories
3
APN
01502-0040
Assessed value
$362,700
Annual tax
$2,788
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.01M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.18M
@ 6.5% CAP return
$2.01M
@ 7% CAP return
$1.86M
4
Sales comparison
Partial preview
Sales approach indication
$1.21M
Weighted, 20 comps · high confidence
Evidence
29 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.1 mi away · 2,677 SF
1.3 mi away · 4,332 SF
1.3 mi away · 3,120 SF
1.4 mi away · 2,520 SF
1.5 mi away · 2,800 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$330k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 51 sales
$332
-72%
Submarket 3044 sales
$491
-81%
County 3044 sales
$491
-81%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $92/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
+139%
vs current-use indication
Retail Stores
Office Building
Warehouse, Storage
Commercial (general) · 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
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 29 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$1.90M
Move the market yield to see immediate price impact.
Value / SF
$529
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%
$120k
$2.39M
$1.71M
$1.33M
$133k
$2.66M
$1.90M
$1.48M
$146k
$2.93M
$2.09M
$1.63M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
29 found
High confidence · county-verified
Closest comparable
$950k
1.1 mi · Dec 2025 · $352/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$2,788
Tax year 2024
Assessed value
$362,700
Assessed 2024
Previous assessed
$336,150
+7.9% YoY
Effective rate
0.77%
On assessed value
Assessed land
$77,400
Assessed improvement
$285,300
Land market value
$172,000
Improvement market value
$634,000
Total market value
$806,000
Applied tax rate
2.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1925
Heating
NONE
Buildings
1
Stories
3
Units
4
Total area
3,591 SF
Lot
0.03 ac (1,520 SF)
Zoning code
R6
APN
01502-0040
UPID
US63-3371204
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R6 · Brooklyn, NYZoning R6 · permitted uses
R6 · 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
1925
Heating
NONE
Stories
3
Buildings
1
Units
4
Lot
0.03 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R6
Jurisdiction
Brooklyn, NY
Recorded code
R6
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