Detached Duplex with
For Sale
$1,249,999
1746 E 28th Street, Brooklyn, NY 11229
Residential, Duplex, Brooklyn, NY
Property Size1,656 SF
Lot Size0.06 Acres
Price / SF$754.83
Days on Market288
Property Features for 1746 E 28th Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-2
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1, Bathroom 1
Parking features
Garage - Detached
Patio and Porch features
Porch
Interior features
Dishwasher, Porch, Refrigerator, Stove
Basement
Finished
Subdivision
Madison
Standard status
Active
Size
1,656 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
9427
Amenities
front porch
rear yard
finished basement
Building Details
Year built
1925
Floors in Building
2
Flooring type
Hardwood
Architectural style
Other
Listing Agency:
MadisonEstates Sothebys Realty
Listed By:
Lisa Lilker Reich
(718) 645-1665
Added: Nov 24, 2025
Changed: Sep 7
Last Checked: Sep 8 at 2:06PM
MLS# 497532
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 duplex property is a detached residence built in 1925, offering 1,656 square feet on a 0.0567-acre lot. The first floor follows an 18x58 layout with formal living and dining rooms, a kitchen with an 8-foot breakfast room, hardwood parquet flooring, and a half bath. Three bedrooms and a full tile bathroom occupy the second floor. A finished basement adds storage space, while the exterior includes a front porch, rear yard, and detached garage. Interior features include a dishwasher, refrigerator, and stove.
The property is located at 1746 E 28th Street in Brooklyn, NY 11229, within Kings County. It carries R3-2 zoning and is identified within the Duplexes property classification.
The property is located at 1746 E 28th Street in Brooklyn, NY 11229, within Kings County. It carries R3-2 zoning and is identified within the Duplexes property classification.
Key Highlights
- 1,656‑square‑foot duplex on a 0.0567‑acre lot
- Detached residence built in 1925
- Three bedrooms and two bathrooms
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
$57,996
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
4.64%
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%
$1,159,920
$1.2M
Cap Rate 7%
$828,514
$828.5K
Cap Rate 9%
$644,400
$644.4K
Market Conditions
NOI Build-Up for 1,656 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
$84.5K $51.00/SF
− Vacancy
−$1.6K −$0.97/SF
EGI
$82.9K $50.03/SF
− OpEx
−$24.9K −$15.01/SF
NOI
$58.0K $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%
$1,159,920
Cap Rate 7%
$828,514
Cap Rate 9%
$644,400
Alternative Uses
Best Use
Multifamily LT 5
$828.5K
$725.0K – $966.6K
NOI $57,996 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$722.2K
$632.0K – $842.6K
NOI $50,556 @ 7.0% cap · market cap 4.04%
Theoretical Best
Specialty Retail
$1.37M
$1.20M – $1.60M
NOI $95,982 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,782
Businesses Nearby
Explore this area
Business Placement
Demographics for 11229, NY
83,669
Population
33,353
Households
2.5
Avg Household Size
40
Median Age
41%
College-Educated
88%
High-School Grad
2.0 sq mi
ZIP Area
41,835
Density / Sq Mi
$72,556
Median Household Income
$52,948
Median Earnings
$1,666
Median Rent
$812,200
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-level residence with hardwood floors, finished basement storage, front porch, rear yard, and detached parking.
Where is this duplex located?
The property is located at 1746 E 28th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,249,999.
What are key features of this property?
This property features: 1,656‑square‑foot duplex on a 0.0567‑acre lot; Detached residence built in 1925; Three bedrooms and two bathrooms
