Two-Family Duplex with Roof
For Sale
$1,499,000
1382 E 15th Street, Brooklyn, NY 11230
Residential, Brooklyn, NY
Property Size2,800 SF
Lot Size0.05 Acres
Price / SF$535.36
Days on Market60
Property Features for 1382 E 15th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4-1
Bedrooms
5
Bathrooms
4
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 5, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 2, Bathroom 3, Bathroom 2, Bedroom 3
Interior features
Refrigerator, Stove
Basement
Unfinished
Subdivision
Midwood
Standard status
Active
Size
2,800 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
9193
Amenities
front sunroom
in-unit washer/dryer
backyard
high ceilings
spacious closets
flat roof
basement bathroom
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet, Hardwood
Building materials
Wood Frame
Roof type
Shingle
Listing Agency:
Behfar Team, LLC
Listed By:
Karen Behfar
(347) 988-2526
Added: Jul 7
Changed: Sep 2
Last Checked: Sep 4 at 7:06PM
MLS# 502802
Copyright © 2026 Brooklyn New York Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family duplex contains approximately 2,800 square feet across two residential apartments. The first unit includes a living room, dining room, kitchen, two bedrooms, a full bathroom, laundry, high ceilings, two closets, and access to the backyard. The upper apartment provides its own living and dining areas, kitchen, two bedrooms, a full bathroom, half bathroom, and in-unit laundry. A door leads to the flat roof, while the basement adds a bathroom and entry points from both the front and rear of the property.
Constructed in 1925, the property sits on a 0.0459-acre lot in Brooklyn, NY, with R4-1 zoning. Interior finishes include tile, carpet, and hardwood flooring, and the structure uses wood-frame construction beneath a shingle roof. The home is located in ZIP Code 11230.
Constructed in 1925, the property sits on a 0.0459-acre lot in Brooklyn, NY, with R4-1 zoning. Interior finishes include tile, carpet, and hardwood flooring, and the structure uses wood-frame construction beneath a shingle roof. The home is located in ZIP Code 11230.
Key Highlights
- Two‑family duplex with two separate residential units
- Approximately 2,800 square feet on a 0.0459‑acre lot
- R4‑1 zoning in Brooklyn, NY 11230
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$98,061
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.54%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,961,220
$2.0M
Cap Rate 7%
$1,400,871
$1.4M
Cap Rate 9%
$1,089,567
$1.1M
Market Conditions
NOI Build-Up for 2,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$142.8K $51.00/SF
− Vacancy
−$2.7K −$0.97/SF
EGI
$140.1K $50.03/SF
− OpEx
−$42.0K −$15.01/SF
NOI
$98.1K $35.02/SF
Area
Brooklyn, NY
Vacancy
1.90%
Lease Rate
$51.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,961,220
Cap Rate 7%
$1,400,871
Cap Rate 9%
$1,089,567
Alternative Uses
Best Use
Multifamily LT 5
$1.40M
$1.23M – $1.63M
NOI $98,061 @ 7.0% cap · market cap 6.54%
Second Best
Apartment 5plus
$1.22M
$1.07M – $1.42M
NOI $85,481 @ 7.0% cap · market cap 5.70%
Theoretical Best
Specialty Retail
$2.32M
$2.03M – $2.70M
NOI $162,288 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,973
Businesses Nearby
Explore this area
Business Placement
Demographics for 11230, NY
91,391
Population
34,269
Households
2.7
Avg Household Size
35
Median Age
44%
College-Educated
82%
High-School Grad
1.8 sq mi
ZIP Area
50,773
Density / Sq Mi
$69,522
Median Household Income
$43,135
Median Earnings
$1,734
Median Rent
$863,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer separate living, dining, kitchen, bedroom, bathroom, and laundry areas within one property.
Where is this duplex located?
The property is located at 1382 E 15th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Two‑family duplex with two separate residential units; Approximately 2,800 square feet on a 0.0459‑acre lot; R4‑1 zoning in Brooklyn, NY 11230
