Semi-Detached Residential
For Sale
$949,000
15 Bergen Beach Place, Brooklyn, NY 11234
SINGLE_FAMILY - Brooklyn, NY
Property Size1,400 SF
Lot Size0.06 Acres
Price / SF$677.86
Days on Market43
Property Features for 15 Bergen Beach Place
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
4
Full bathrooms
1
Half bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bathroom 1
Patio and Porch features
Patio
Interior features
Alarm, Dishwasher, Dryer, Laundry Area, Microwave, Patio Garden, Refrigerator, Stove, Washer
Basement
Finished
Subdivision
Georgetown
Standard status
Active
Size
1,400 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
6793
Building Details
Year built
1999
Floors in Building
2
Flooring type
Parquet Wood
Building materials
Brick
Architectural style
Other
Listing Agency:
Coldwell Banker LaBarca
(718) 258-1222
Listed By:
Barbara Labarca
(718) 258-1222
Added: Jun 29
Changed: Aug 3
Last Checked: Aug 10 at 1:06PM
MLS# 502654
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 semi-detached three-bedroom residential home features central air and heat on all floors. The first level offers wood flooring in the main living areas, a kitchen, a half bath, and direct access to the deck and backyard. The upper level includes three bedrooms with wood flooring, one full bath, and an additional half bath.
A finished basement adds a full bath and side staircase entrance. The property also includes a private driveway and a brand-new hot water heater.
Set on a quiet, low-traffic block, the home is positioned for convenient access to shopping, dining, schools, parks, and public transportation.
A finished basement adds a full bath and side staircase entrance. The property also includes a private driveway and a brand-new hot water heater.
Set on a quiet, low-traffic block, the home is positioned for convenient access to shopping, dining, schools, parks, and public transportation.
Key Highlights
- Semi‑detached 3‑bedroom home built in 1999 on a quiet, low‑traffic block
- Central air and heat on all floors
- Wood flooring throughout main living areas; upstairs has wood flooring plus 3 bedrooms and full bath
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
$42,741
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
4.50%
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%
$854,820
$854.8K
Cap Rate 7%
$610,586
$610.6K
Cap Rate 9%
$474,900
$474.9K
Market Conditions
NOI Build-Up for 1,400 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
$79.3K $56.64/SF
− Vacancy
−$1.6K −$1.13/SF
EGI
$77.7K $55.51/SF
− OpEx
−$35.0K −$24.98/SF
NOI
$42.7K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /SF/Yr
Expense Ratio
45.00%
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%
$854,820
Cap Rate 7%
$610,586
Cap Rate 9%
$474,900
Alternative Uses
Best Use
Apartment 5plus
$610.6K
$534.3K – $712.4K
NOI $42,741 @ 7.0% cap · market cap 4.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,144 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,510
Businesses Nearby
Explore this area
Business Placement
Demographics for 11234, NY
92,133
Population
35,167
Households
2.6
Avg Household Size
41
Median Age
39%
College-Educated
89%
High-School Grad
7.4 sq mi
ZIP Area
12,450
Density / Sq Mi
$94,434
Median Household Income
$55,206
Median Earnings
$1,771
Median Rent
$746,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Semi-detached three-bedroom home with central air and heat, finished basement with full bath, and private driveway.
Where is this single family property located?
The property is located at 15 Bergen Beach Place Brooklyn, NY.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Semi‑detached 3‑bedroom home built in 1999 on a quiet, low‑traffic block; Central air and heat on all floors; Wood flooring throughout main living areas; upstairs has wood flooring plus 3 bedrooms and full bath
