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180 Scholes St Immeuble residentiel 34 lots 17 486 014 € (514 295 €/Lot) Brooklyn, NY 11206
Certaines informations ont été traduites automatiquement.
Informations principales sur l'investissement
- New Construction Multi-family building for sale in Greenpoint
- The current blended residential rent of $3,916/month per unit is projected to grow to $5,513/month at market, representing $57,600/month
- Assumable non-recourse Fannie Mae DUS loan at 3.15% — ~$14M outstanding through 2035
- All 34 units become immediately eligible for deregulated market-rate leasing on July 1, 2027
- Outside the Geographic Exclusion Area — zero affordable units required. Not subject to Good Cause eviction
Résumé analytique
IPRG has been exclusively retained to offer 180 Scholes Street — a 34-unit, 43,843 SF new-construction multifamily building at the corner of Scholes Street and Humboldt Street in Williamsburg, Brooklyn. The property received its Certificate of Occupancy in August 2012 and offers one of the clearest near-term deregulation opportunities available in the Brooklyn multifamily market.
The investment thesis rests on three converging and time-certain catalysts. First, a legacy 421A tax abatement expiring July 1, 2027 — with no affordability requirements — converts all 34 units to free-market status simultaneously, driving NOI from $813,709 today to $1,417,540 on a pro forma basis. Second, a highly assumable, non-recourse Fannie Mae loan at 3.15% with nine years of remaining term requires only ~$6.2M in equity at the offering price and generates over $381,000 in annual principal reduction from day one. Third, a genuinely differentiated unit mix — 16 duplex apartments, numerous private roof terraces, private gardens, balconies, and unit sizes ranging up to 1,778 SF — supports pro forma rents that are conservative relative to comparable product trading in Williamsburg proper, where no direct competition for this product type exists at scale.
The pro forma underwrite assumes full unabated real estate taxes of $467,000 based on the property’s assessed value following 421A expiration. At the pro forma NOI of $1,417,540 and the $20,300,000 offering price, the property clears at a 6.98% cap rate — a compelling return on a free market new-construction asset in one of Brooklyn’s most supply-constrained and high-demand rental submarkets. Net cash flow after debt service of $592,445 in the pro forma year translates to a 9.83% cash-on-cash return on the equity outlay, and a 14.92% total projected return inclusive of principal reduction.
The investment thesis rests on three converging and time-certain catalysts. First, a legacy 421A tax abatement expiring July 1, 2027 — with no affordability requirements — converts all 34 units to free-market status simultaneously, driving NOI from $813,709 today to $1,417,540 on a pro forma basis. Second, a highly assumable, non-recourse Fannie Mae loan at 3.15% with nine years of remaining term requires only ~$6.2M in equity at the offering price and generates over $381,000 in annual principal reduction from day one. Third, a genuinely differentiated unit mix — 16 duplex apartments, numerous private roof terraces, private gardens, balconies, and unit sizes ranging up to 1,778 SF — supports pro forma rents that are conservative relative to comparable product trading in Williamsburg proper, where no direct competition for this product type exists at scale.
The pro forma underwrite assumes full unabated real estate taxes of $467,000 based on the property’s assessed value following 421A expiration. At the pro forma NOI of $1,417,540 and the $20,300,000 offering price, the property clears at a 6.98% cap rate — a compelling return on a free market new-construction asset in one of Brooklyn’s most supply-constrained and high-demand rental submarkets. Net cash flow after debt service of $592,445 in the pro forma year translates to a 9.83% cash-on-cash return on the equity outlay, and a 14.92% total projected return inclusive of principal reduction.
Informations sur l’immeuble
| Prix | 17 486 014 € | Style d’appartement | De faible hauteur |
| Prix par lot | 514 295 € | Classe d’immeuble | B |
| Type de vente | Investissement | Surface du lot | 0,06 ha |
| Nb de lots | 34 | Surface de l’immeuble | 4 877 m² |
| Type de bien | Immeuble residentiel | Nb d’étages | 3 |
| Sous-type de bien | Appartement | Année de construction | 2009 |
| Zonage | R6 - Medium density residential zoning district. | ||
| Prix | 17 486 014 € |
| Prix par lot | 514 295 € |
| Type de vente | Investissement |
| Nb de lots | 34 |
| Type de bien | Immeuble residentiel |
| Sous-type de bien | Appartement |
| Style d’appartement | De faible hauteur |
| Classe d’immeuble | B |
| Surface du lot | 0,06 ha |
| Surface de l’immeuble | 4 877 m² |
| Nb d’étages | 3 |
| Année de construction | 2009 |
| Zonage | R6 - Medium density residential zoning district. |
Caractéristiques
Caractéristiques du lot
- Climatisation
- Balcon
- Lave-vaisselle
- Micro-ondes
- Espace d’entreposage
- Machine à laver/sèche-linge
- Plans de travail en granit
- Véranda
- Cour
- Accessible aux fauteuils roulants (chambres)
Caractéristiques du site
- Accès contrôlé
- Centre de fitness
- Spa
- CVC contrôlé par l’occupant
- Grill
- Recyclage
- Sans tabac
- Local à vélos
- Détecteur de fumée
Lot informations sur la combinaison
| Description | Nb de lots | Moy. loyer/mois | m² |
|---|---|---|---|
| 1+1 | 29 | - | 60 - 65 |
| 2+1 | 4 | - | 93 |
| 3+1 | 1 | - | 111 |
1 1
Exceptionnellement praticable à pied
100/100
Un peu adapté aux voitures
30/100
Transports en commun exceptionnels
100/100
Moyennement praticable en vélo
70/100
Taxes foncières
| Numéro de parcelle | 03044-0016 | Évaluation des aménagements | 2 975 766 € |
| Évaluation du terrain | 191 485 € | Évaluation totale | 3 167 251 € |
Taxes foncières
Numéro de parcelle
03044-0016
Évaluation du terrain
191 485 €
Évaluation des aménagements
2 975 766 €
Évaluation totale
3 167 251 €
Contacts
-
Derek Bestreich -
Luke Sproviero -
Donal Flaherty -
Corey Haynes -
Thomas Ventura -
Sal Monteverde -
Investment Property Realty Group
1 sur 16
Vidéos
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Visite 3D
Photos
Street view
Rue
Carte
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Présenté par
180 Scholes St
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