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    Bedford-Stuyvesant Two-Family Brooklyn Residence Title is generated by Realmo AI

    158 Macdougal Street, Brooklyn, NY 11233

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    Picture of Duplexes at 158 Macdougal Street, Brooklyn, NY
    Pending
    $799,000

    MULTI_FAMILY - Brooklyn, NY

    Property size:
    1,920 SF
    Lot size:
    0.04 Acres
    Added:
    Dec 17, 2025
    Days on Market:
    169
    Last Refresh:
    Jun 4 at 7:06 am

    Property Features for 158 Macdougal Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    7
    Bathrooms
    3
    Rooms
    Bedroom 5, Bedroom 7, Bedroom 2, Basement, Bedroom 6, Bedroom 4, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bathroom 3
    Interior features
    ENERGY STAR Qualified Door(s), High Ceilings, Open Kitchen, Quartz/Quartzite Counters, Washer/Dryer Hookup
    Basement
    Unfinished
    Standard status
    Pending
    APN
    01532-0027
    Size
    1,920 SF
    Lot size
    0.04 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2659

    Utilities

    Utilities
    Cable Available
    Heating system
    Baseboard
    Water source
    Public

    Building Details

    Year built
    1910
    Number of units
    2
    Building materials
    Stone

    We can help!

    Listing Contact
    Elizabeth Simonetti

    Listing agent Elizabeth Simonetti

    Listing office Alexander Madison Realty Inc 48 Merrick Ave, Westbury, NY

    Listing date Dec 17, 2025

    MLS# 944955 Listing URL

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Value‑add opportunity in Bedford‑Stuyvesant with flexible layout for renovation, rent optimization, or owner occupancy.
    • Two‑family configuration with a duplex (4 bed/2 bath) and a separate 3‑bedroom apartment, providing multiple income streams.
    • Substantial 1920 sq ft interior space.
    • Low property taxes.
    • Recent upgrades include 9 out of 11 new Anderson windows and a new roof (2023).
    • Includes desirable features such as a backyard and unfinished basement.

    Overview

    Located on a quiet residential block in Bedford-Stuyvesant, this two-family residential property at 158 Macdougal Street offers a value-add opportunity. The building features 1920 square feet of interior space and is configured as a first-floor duplex plus a full third-floor apartment, creating multiple income and exit strategies. The duplex spans the first and second floors. The first floor of the duplex includes one bedroom, a dining area, a kitchen with a gas stove, one full bathroom, and a dedicated laundry room. The upper unit offers three additional bedrooms and one full bathroom, making this unit a four-bedroom, two-bath residence. The third floor is a full-floor apartment comprised of three bedrooms, one full bathroom, and a kitchen, providing rental upside once renovated. The property also includes an unfinished basement and a backyard. The lot size is 0.0367 acres. The property is suited for experienced buyers looking to add value through renovation, repositioning, or rental optimization. Nine out of eleven windows and the roof were replaced in 2023.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $97.9k $51.00
    − Vacancy −$1.9k −$0.97
    EGI $96.1k $50.03
    − OpEx −$28.8k −$15.01
    NOI $67.2k $35.02
    1,920 SF · lease $51.00/SF/yr · vacancy 1.90% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $960.6K
    $840.5K – $1.12M (±1% cap)
    NOI $67,242 @ 7.0% cap · market cap 8.42%
    Second Best
    Apartment 5plus
    $837.4K
    $732.7K – $976.9K (±1% cap)
    NOI $58,616 @ 7.0% cap · market cap 7.34%
    Theoretical Best
    Specialty Retail
    $1.59M
    $1.39M – $1.85M (±1% cap)
    NOI $111,283 @ 7.0% cap · market cap 13.93%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brooklyn
    County
    Kings
    State
    New York
    Longitude
    -73.914464
    Latitude
    40.679646

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    FAQs

    What type of property is this?
    Duplex - Two-family property in Bedford-Stuyvesant with renovation and rental upside.
    Where is this duplex located?
    The property is located at 158 Macdougal Street Brooklyn, NY.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: Value‑add opportunity in Bedford‑Stuyvesant with flexible layout for renovation, rent optimization, or owner occupancy.; Two‑family configuration with a duplex (4 bed/2 bath) and a separate 3‑bedroom apartment, providing multiple income streams.; Substantial 1920 sq ft interior space.
    (516) 205-3502
    We can help!
    Listing Contact
    Elizabeth Simonetti
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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