Brick Duplex with Private
For Sale
$1,459,000
1769 Stillwell Avenue, Brooklyn, NY 11223
Residential, Brooklyn, NY
Property Size2,164 SF
Lot Size0.06 Acres
Price / SF$674.21
Days on Market67
Property Features for 1769 Stillwell Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5B
Bedrooms
5
Bathrooms
5
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 2, Bathroom 4, Bedroom 3, Bedroom 4, Bathroom 1, Bathroom 3, Bathroom 5, Bathroom 2, Bedroom 5, Bedroom 1
Basement
Finished, Full
Subdivision
Gravesend
Standard status
Active
Size
2,164 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
7523
Building Details
Year built
1910
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Flat
Listing Agency:
Tiger Realty
(917) 708-9966
Listed By:
Emily Hui Chen-Liang
(917) 708-9966
Added: Jun 22
Changed: Aug 27
Last Checked: Aug 27 at 10:06PM
MLS# 502485
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 brick, semi-detached duplex contains approximately 2,164 square feet across multiple levels and sits on a 0.0574-acre lot. The first-floor residence offers three bedrooms, two full bathrooms, and approximately 18.5' x 67' of living space. Above, a two-bedroom duplex spans approximately 18.5' x 50' and includes one full bathroom, one half bathroom, and attic access. The finished basement was renovated within the last few years and adds a 3/4 bathroom along with recreational or storage space. Hardwood and tile flooring, a flat roof, and a private driveway are also included. Four separate entrances provide access from the front, side, rear, and basement.
Key Highlights
- Two‑family brick home with approximately 2,164 square feet of building area
- First floor includes 3 bedrooms, 2 full bathrooms, and approximately 18.5' x 67' of living space
- Second‑floor duplex offers 2 bedrooms, 1.5 bathrooms, and approximately 18.5' x 50' of space
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
$75,787
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
5.19%
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%
$1,515,740
$1.5M
Cap Rate 7%
$1,082,671
$1.1M
Cap Rate 9%
$842,078
$842.1K
Market Conditions
NOI Build-Up for 2,164 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
$110.4K $51.00/SF
− Vacancy
−$2.1K −$0.97/SF
EGI
$108.3K $50.03/SF
− OpEx
−$32.5K −$15.01/SF
NOI
$75.8K $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%
$1,515,740
Cap Rate 7%
$1,082,671
Cap Rate 9%
$842,078
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$947.3K – $1.26M
NOI $75,787 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$943.8K
$825.8K – $1.10M
NOI $66,065 @ 7.0% cap · market cap 4.53%
Theoretical Best
Specialty Retail
$1.79M
$1.57M – $2.09M
NOI $125,425 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
4,051
Businesses Nearby
Explore this area
Business Placement
Demographics for 11223, NY
83,519
Population
28,857
Households
2.9
Avg Household Size
37
Median Age
34%
College-Educated
78%
High-School Grad
2.1 sq mi
ZIP Area
39,771
Density / Sq Mi
$63,950
Median Household Income
$40,592
Median Earnings
$1,653
Median Rent
$1,063,200
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-family layout includes separate living areas and a finished basement for additional household space.
Where is this duplex located?
The property is located at 1769 Stillwell Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,459,000.
What are key features of this property?
This property features: Two‑family brick home with approximately 2,164 square feet of building area; First floor includes 3 bedrooms, 2 full bathrooms, and approximately 18.5' x 67' of living space; Second‑floor duplex offers 2 bedrooms, 1.5 bathrooms, and approximately 18.5' x 50' of space
