811 45th St Brooklyn, NY 11220-1610
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$525k
Range $473k – $578k (±10%)
Property ID
US63-5529766
Property summary
AI-generated overview
This exceptional commercial condo, located at 811 45th Street, 1st Floor in Brooklyn, New York, presents a unique investment opportunity. Boasting 4,838 square feet of space within a 7,200 square foot lot, this property is ideally suited for a variety of uses. The flexible layout is perfect for restaurants, retail stores, offices, or other commercial ventures. The building is new construction, and the unit features 8-10 foot ceilings. The property benefits from a 15-year tax abatement, significantly reducing operating costs. Its prime location in Sunset Park offers exceptional convenience, with easy access to public transportation, including proximity to the D train station and the B70 bus stop. Nearby amenities include a variety of restaurants, supermarkets, and pharmacies, ensuring a thriving business environment. This is a rare chance to establish your business in a highly desirable and accessible area of Brooklyn. The property is a single unit within a larger building. Don't miss this opportunity to secure a foothold in this vibrant and growing neighborhood. The asking price is $4,450,000.
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
2023
Total area
26,887 SF
Lot
0.17 ac (7,212 SF)
Zoning code
R6
APN
00742-0072
UPID
US63-5529766
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
-
Community Center
-
HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$740k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$525k
Owner & transaction history
since 2024
Last sale
$536,081
7 recorded transactions
Zoning & alternative use
R6 · 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
$525k
Value range
$473k – $578k
±10% around blend
Estimated value / SF
$20 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
80
$473k
blend $525k
$578k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
26,887 SF
Lot area
0.17 ac
Year built
2023
Stories
6
APN
00742-0072
Assessed value
$1,737,900
Annual tax
$191,060
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.63M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.2 mi away · 31,000 SF
4.8 mi away · 30,290 SF
5.2 mi away · 19,920 SF
6.6 mi away · 19,750 SF
7.7 mi away · 19,372 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$525k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 122 sales
$477
-96%
Submarket 3044 sales
$491
-96%
County 3044 sales
$491
-96%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $20/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.
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 · 8 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$536k
Move the market yield to see immediate price impact.
Value / SF
$20
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%
$34k
$675k
$482k
$375k
$38k
$751k
$536k
$417k
$41k
$826k
$590k
$459k
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
$2.85M
3.2 mi · Dec 2025 · $98/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$191,060
Tax year 2024
Assessed value
$1,737,900
Assessed 2024
Previous assessed
$1,737,900
+0.0% YoY
Effective rate
10.99%
On assessed value
Assessed land
$302,400
Assessed improvement
$1,435,500
Land market value
$672,000
Improvement market value
$3,190,000
Total market value
$3,862,000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
2023
Heating
NONE
Stories
6
Units
25
Total area
26,887 SF
Lot
0.17 ac (7,212 SF)
Zoning code
R6
APN
00742-0072
UPID
US63-5529766
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
Building & site characteristics
From public records
Year built
2023
Heating
NONE
Stories
6
Units
25
Lot
0.17 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
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
Private report access
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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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