Three-Bedroom Brick
For Sale
$859,000
2040 Brown Street, Brooklyn, NY 11229
SINGLE_FAMILY - Brooklyn, NY
Property Size1,216 SF
Lot Size0.04 Acres
Price / SF$706.41
Days on Market100
Property Features for 2040 Brown Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R4
Bedrooms
3
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1
Parking features
Garage
Interior features
A/C Unit, Laundry Area, Refrigerator, Stove, Window Treatments
Basement
Unfinished, Full
Subdivision
Sheepshead Bay
Standard status
Active
Size
1,216 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
6941
Building Details
Year built
1940
Flooring type
Hardwood, Carpet
Roof type
Flat
Architectural style
Other
Listing Agency:
Tracey Real Estate
(718) 376-4994
Listed By:
Robert Tracey · License #TRART8436
(718) 376-4994
Added: May 19
Changed: Aug 4
Last Checked: Aug 26 at 7:06AM
MLS# 501563
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 three-bedroom brick duplex offers a large living room with an open-concept kitchen and dining room. The top floor features three bedrooms and a new bath. A full, unfinished basement provides additional space, and interior features include an A/C unit, a dedicated laundry area, and appliances such as a refrigerator and stove. Flooring includes hardwood and carpet, and the roof is flat. Parking is supported by a garage, with a community drive providing private parking for two cars and access to a rear yard.
Set on a 0.0436-acre lot with 1,216 square feet of property size, the home was built in 1940. The property is described as being close to shopping and transportation, with Marine Park nearby.
With its duplex layout and practical parking setup, the home is well suited for an owner-occupant or investor looking for residential income property in a Sheepshead Bay area setting.
Set on a 0.0436-acre lot with 1,216 square feet of property size, the home was built in 1940. The property is described as being close to shopping and transportation, with Marine Park nearby.
With its duplex layout and practical parking setup, the home is well suited for an owner-occupant or investor looking for residential income property in a Sheepshead Bay area setting.
Key Highlights
- R4 zoning for a duplex with residential income use
- Built in 1940; 1,216 SF duplex on a 0.0436‑acre lot
- Top floor with three bedrooms and a new 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
$42,586
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
4.96%
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%
$851,720
$851.7K
Cap Rate 7%
$608,371
$608.4K
Cap Rate 9%
$473,178
$473.2K
Market Conditions
NOI Build-Up for 1,216 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
$62.0K $51.00/SF
− Vacancy
−$1.2K −$0.97/SF
EGI
$60.8K $50.03/SF
− OpEx
−$18.3K −$15.01/SF
NOI
$42.6K $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%
$851,720
Cap Rate 7%
$608,371
Cap Rate 9%
$473,178
Alternative Uses
Best Use
Multifamily LT 5
$608.4K
$532.3K – $709.8K
NOI $42,586 @ 7.0% cap · market cap 4.96%
Second Best
Apartment 5plus
$530.3K
$464.0K – $618.7K
NOI $37,123 @ 7.0% cap · market cap 4.32%
Theoretical Best
Specialty Retail
$1.01M
$881.0K – $1.17M
NOI $70,479 @ 7.0% cap · market cap 8.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,653
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 - R4-zoned duplex with a large living area, open kitchen and dining, and private parking for two cars plus a garage.
Where is this duplex located?
The property is located at 2040 Brown Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $859,000.
What are key features of this property?
This property features: R4 zoning for a duplex with residential income use; Built in 1940; 1,216 SF duplex on a 0.0436‑acre lot; Top floor with three bedrooms and a new bath
