Legal Two-Family
For Sale
$1,899,999
1418 E 28th St, Brooklyn, NY 11210
MULTI_FAMILY - Other - Brooklyn, NY
Property Size2,040 SF
Lot Size0.07 Acres
Price / SF$931.37
Days on Market110
Property Features for 1418 E 28th St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Laundry Room, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 3, Bathroom 4, Bedroom 2, Bathroom 2, Bathroom 1
Security features
Security System
Patio and Porch features
Patio, Porch
Interior features
Entrance Foyer
Subdivision
Midwood
View
City
High school district
22
Standard status
Active
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9458
Utilities
Heating system
Natural Gas, Electric (Heating), Forced Air, Steam
Water source
Public
Amenities
spiral staircase
inlaid parquet floors
granite kosher eat-in kitchen
back porch
finished basement with Passover kitchen
custom closets
Building Details
Year built
1940
Floors in Building
2
Flooring type
Tile, Laminate, Hardwood, Stone, Granite
Building materials
Masonite, Brick
Roof type
Asphalt
Architectural style
Other
Listing Agency:
BROOKLYN RESIDENTIAL REAL ESTATE SERVICES LLC
(718) 676-1755
Listed By:
Jack Menashe
(718) 676-1755
Added: May 7
Changed: Aug 3
Last Checked: Aug 24 at 11:06PM
MLS# 11740593
Copyright © 2026 My State MLS. 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 legal two-family duplex is described as a custom-built home used as one lot, with an entrance foyer and multiple finished living areas. The layout includes a spiral staircase, an open living room/dining room with inlaid parquet floors, and a granite “kosher” eat-in kitchen with access to a back porch. The second floor is described as having four bedrooms, including a master suite, with custom closets throughout. A finished basement includes a Passover kitchen, an additional office/bedroom, and a full bath, along with laundry room space.
Built in 1940, the property is offered with public water service and an asphalt roof. Construction materials are listed as brick and Masonite, and heating includes natural gas and electric heating with forced air and steam.
Legal 2 family used as 1 lot with zoning R2 is noted, along with C/O being yes (25812-3) and an FAR of .68/.50 (overbuilt). Patio and porch features are also included.
Built in 1940, the property is offered with public water service and an asphalt roof. Construction materials are listed as brick and Masonite, and heating includes natural gas and electric heating with forced air and steam.
Legal 2 family used as 1 lot with zoning R2 is noted, along with C/O being yes (25812-3) and an FAR of .68/.50 (overbuilt). Patio and porch features are also included.
Key Highlights
- Legal 2 family used as 1 lot, 30x100 lot dimensions
- 21x50 building dimensions (2,040 SF)
- Zoned R2 with FAR .68/.50 (overbuilt)
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
$71,444
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
3.76%
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%
$1,428,880
$1.4M
Cap Rate 7%
$1,020,629
$1.0M
Cap Rate 9%
$793,822
$793.8K
Market Conditions
NOI Build-Up for 2,040 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
$104.0K $51.00/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$102.1K $50.03/SF
− OpEx
−$30.6K −$15.01/SF
NOI
$71.4K $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%
$1,428,880
Cap Rate 7%
$1,020,629
Cap Rate 9%
$793,822
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$893.1K – $1.19M
NOI $71,444 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$889.7K
$778.5K – $1.04M
NOI $62,279 @ 7.0% cap · market cap 3.28%
Theoretical Best
Specialty Retail
$1.69M
$1.48M – $1.97M
NOI $118,238 @ 7.0% cap · market cap 6.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,945
Businesses Nearby
Explore this area
Business Placement
Demographics for 11210, NY
62,805
Population
22,817
Households
2.8
Avg Household Size
38
Median Age
39%
College-Educated
89%
High-School Grad
1.6 sq mi
ZIP Area
39,253
Density / Sq Mi
$83,261
Median Household Income
$50,286
Median Earnings
$1,734
Median Rent
$817,600
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 - Duplex in an R2 zone with public water, natural gas heating, and a finished basement featuring an office or bedroom.
Where is this duplex located?
The property is located at 1418 E 28th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,899,999.
What are key features of this property?
This property features: Legal 2 family used as 1 lot, 30x100 lot dimensions; 21x50 building dimensions (2,040 SF); Zoned R2 with FAR .68/.50 (overbuilt)
