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for saleRealtyLens property overview
$1,250,000
113 Brighton 11th St
Brooklyn, NY, 11235
View more Brooklyn, NY property pages5Beds
5Baths
4,560Sqft
$274$/sqft
Comps
Listing Notes
Turn Key - Brighton Beach 5 Unit Mixed-Use FREE MARKET Property Available Now. Currently a 7 Cap Rate Here's a rare opportunity to acquire a well-positioned three-story mixed-use building in the heart of Brighton Beach, Brooklyn. Located just a short distance from Brighton Beach Ave, this building is a total of 4, 560 sq ft, a 20' by 76' building sitting on a 20' by 90' lot. The property includes 5 residential apartment units, each featuring the same one-bedroom layout, along with one ground-floor commercial space offering street visibility. Four out of five apartments are rented and are each paying $1, 900 a piece. The tenants are great and have been there for a long time so the current owner has given them a bit of a discount. No one is currently on leases. The commercial space is currently being rented by a shipping company for $2, 100 per month. Again, they've been there for a while and have been great tenants so the rent could be raised. Expenses Currently Annually are... $3, 100 - for the gas/heat bill $2, 880 - Electric $2, 592-Water Taxes - $28, 466 Total expenses are $37, 036 per yr. Total Income as is at $139, 200 per yr. Currently just under a 7 cap. Proforma numbers would be $156, 000 in income immediately, raising it to an 8 Cap Rate. The large unit sizes, solid layout, and flexible configuration provide room for long-term value creation. The commercial space can support a range of uses, depending on the new owner's vision and updates. This is a strong option for any party looking to acquire and improve a classic Brooklyn asset in a well-connected and good location. With increasing demand throughout Brighton Beach and continued neighborhood growth, this property offers the scale, location, and layout to deliver reliable performance over time. Property is being sold as-is.
Market Insights
Below nearby median-53%
$274/sqft vs a nearby median of $585/sqft.
Nearby median$585/sqft
Nearby properties8
Property size4,560 sqft
- -53% versus the nearby median price per square foot.
- Price history is limited, so current comps matter more than trend alone.
- 4,560 sqft creates a usable price-per-square-foot read.
Pricing Read
Yardstick fair value$2.61M$2.38M – $2.85M · 50% confidence
vs ask $1.25M−$1.36M (−109.0%)
Asking price is about 109.0% below the fair value — likely to draw competing offers if it's still on market.
$573/sqft median across 7 tight comps × 4,560 sqft= $2.61M
- Days-on-market gravity−$78k −3.0%
- Transit access+$65k +2.5%
- Pre-war character+$65k +2.5%
- Open Class C HPD violations−$39k −1.5%
- Moderate flood-area edge−$13k −0.5%
Cumulative NYC adjustments+$0+0.0%
Property Read
The asking price per square foot is below the nearby median, which can be worth a closer comp check.
Price history is still limited; review again as more market activity becomes available.
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Listing Details
- Days on market
- 306 days
- Last price change
- No change recorded
- Listed
- Jul 11, 2025
- Photos
- 8 photos
- Property type
- townhomes
- Status
- for sale
Features & Amenities
Two Or More StoriesRental PropertyBeach
Photos
Building Facts
- Year built
- 1931
- Stories
- 3
- Total units
- 6
- Residential units
- 5
- Building area
- 4,560 sqft
- Lot size
- 1,800 sqft
- Land use
- Mixed residential and commercial buildings
- Building class
- S5
From NYC public records where available.
Price History
May 4, 2026Initial record
$1,250,000for sale
Public Records
DOB violations1 open
7 total recorded against the building
HPD violations7 open
1 class C (immediately hazardous)
ACRIS documents6
Tax-lot deed, mortgage, and transfer records on file
311 calls (12 mo)35,715
Top: illegal parking
Top complaint types in ZIP 11235
- Illegal Parking10,755
- Blocked Driveway3,116
- HEAT/HOT WATER2,354
- Noise - Residential2,048
- Dirty Condition873
Recent DOB
- Feb 7, 2000V*-DOB VIOLATION - DISMISSED · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED
- Sep 16, 1997V*-DOB VIOLATION - DISMISSED · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED
- Feb 10, 1997V*-DOB VIOLATION - DISMISSED · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED
- Aug 29, 1995V*-DOB VIOLATION - DISMISSED · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED
Recent HPD
- Nov 20, 2025Class I · §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITE...
- Jun 6, 2025Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
- Nov 29, 2024Class I · §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITE...
- Apr 9, 2024Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
Recent Transfers (ACRIS)
- Jan 27, 2026DEED$1,250,000
- Nov 24, 1975DEED
Sourced from NYC Open Data (DOB, HPD, ACRIS). Updated as the city republishes — check the original source for live status.