86 Lewis Ave Brooklyn, NY 11206-7496
Entity Owned
2-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.97M
Range $1.77M – $2.17M (±10%)
Implied cap rate
6.60%
In-place · NOI ÷ last sale
Property ID
US63-3432445
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1931
Total area
3,600 SF
Lot
0.04 ac (1,600 SF)
Zoning code
R6B
APN
01594-0041
UPID
US63-3432445
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
-
Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.99M
CAP Approach
CAP
$2.01M
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.97M
Owner & transaction history
since 2023
Last sale
$1.8M
3 recorded transactions
Zoning & alternative use
R6B · Brooklyn, NY
Top alternative use upside
Auto repair, garage
$2.9M
+82.6%
Retail stores
$2.8M
+77.0%
Office building
$2.0M
+26.5%
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 37 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.97M
Value range
$1.77M – $2.17M
±10% around blend
Estimated value / SF
$547 / SF
Confidence
High
37 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$1.77M
blend $1.97M
$2.17M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,600 SF
Lot area
0.04 ac
Year built
1931
Stories
3
APN
01594-0041
Assessed value
$246,150
Annual tax
$11,980
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
$1.87M
4
Sales comparison
Partial preview
Sales approach indication
$2.25M
Weighted, 20 comps · high confidence
Evidence
37 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.9 mi away · 2,800 SF
1.1 mi away · 4,125 SF
1.2 mi away · 2,812 SF
1.3 mi away · 3,376 SF
1.4 mi away · 4,183 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.97M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 79 sales
$435
+26%
Submarket 3044 sales
$491
+12%
County 3044 sales
$491
+12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $547/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
+83%
vs current-use indication
Retail Stores
Office Building
Commercial (general) · current use
Warehouse, Storage
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 37 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.60%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.60%
9.0%
NOI (est.)
$126k *
Last sale · Nov 2023
$1.80M
* 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$1.91M
Move the market yield to see immediate price impact.
Value / SF
$530
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%
$113k
$1.86M
$1.72M
$1.60M
$126k
$2.07M
$1.91M
$1.77M
$139k
$2.27M
$2.10M
$1.95M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
37 found
High confidence · county-verified
Closest comparable
$1.40M
0.0 mi · Feb 2026 · $556/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$11,980
Tax year 2024
Assessed value
$246,150
Assessed 2024
Previous assessed
$228,600
+7.7% YoY
Effective rate
4.87%
On assessed value
Assessed land
$12,600
Assessed improvement
$233,550
Land market value
$28,000
Improvement market value
$519,000
Total market value
$547,000
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
1931
Heating
NONE
Buildings
1
Stories
3
Units
5
Total area
3,600 SF
Lot
0.04 ac (1,600 SF)
Zoning code
R6B
APN
01594-0041
UPID
US63-3432445
Jurisdiction
KINGS(BROOKLYN)
Metro division
NEW YORK-WHITE PLAINS-WAYNE, NY-NJ METROPOLITAN DIVISION
Zoning & alternative use
R6B · Brooklyn, NYZoning R6B · permitted uses
R6B · 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
1931
Heating
NONE
Stories
3
Buildings
1
Units
5
Lot
0.04 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R6B
Jurisdiction
Brooklyn, NY
Recorded code
R6B
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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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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