Detached Two-Story Redevelopment
For Sale
$750,000
2210 Voorhies Avenue, Brooklyn, NY 11235
SINGLE_FAMILY - Brooklyn, NY
Property Size1,784 SF
Lot Size0.04 Acres
Price / SF$420.40
Days on Market65
Property Features for 2210 Voorhies Avenue
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R4
Bedrooms
2
Bathrooms
2
Half bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2
Patio and Porch features
Porch, Patio
Interior features
A/C Unit - Wall, Dishwasher, Laundry Area, Patio Garden, Porch, Washer
Basement
Full, Finished
Subdivision
Sheepshead Bay
Standard status
Active
Size
1,784 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
4866
Building Details
Year built
1920
Floors in Building
2
Flooring type
Hardwood
Roof type
Rubber
Architectural style
Other
Listing Agency:
Re Max Team
(718) 429-4400
Listed By:
Gennadiy Gershanovich
(718) 429-4400
Added: Jun 23
Changed: Aug 12
Last Checked: Aug 26 at 10:06AM
MLS# 502516
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.
Built in 1920, this detached two-story home includes a full basement and totals approximately 1,784 square feet. The property sits in an R4 zoning district and is offered for sale together with the adjacent lot, creating a combined development package.
The offering is located at 2210 Voorhies Avenue in Brooklyn, NY 11235. The transaction includes the block 8780, lot 3, which must be purchased together with adjacent block 8780, lot 5. The combined lot footprint is approximately 3,500 square feet, with stated FAR information indicating a base FAR of approximately 0.75 and potential up to approximately 1.35 under R4 infill rules, with an estimated buildable floor area of approximately 4,700 square feet.
Use types indicated for the R4 district include single-family, two-family, and small multi-family buildings, which may support construction of small 2–3 story residential buildings depending on final approvals.
The offering is located at 2210 Voorhies Avenue in Brooklyn, NY 11235. The transaction includes the block 8780, lot 3, which must be purchased together with adjacent block 8780, lot 5. The combined lot footprint is approximately 3,500 square feet, with stated FAR information indicating a base FAR of approximately 0.75 and potential up to approximately 1.35 under R4 infill rules, with an estimated buildable floor area of approximately 4,700 square feet.
Use types indicated for the R4 district include single-family, two-family, and small multi-family buildings, which may support construction of small 2–3 story residential buildings depending on final approvals.
Key Highlights
- Built in 1920, detached two‑story home with approximately 892 sq ft per floor and a full basement for extra flexible space
- R4 zoning district with FAR up to 1.35 (base FAR ~0.75); allows single‑family, two‑family, and small multi‑family buildings
- Sold with adjacent lot 8780, lot 5 (block 8780, lot 3 must be purchased together) to create a combined development package
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
$54,464
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
7.26%
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%
$1,089,280
$1.1M
Cap Rate 7%
$778,057
$778.1K
Cap Rate 9%
$605,156
$605.2K
Market Conditions
NOI Build-Up for 1,784 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
$101.0K $56.64/SF
− Vacancy
−$2.0K −$1.13/SF
EGI
$99.0K $55.51/SF
− OpEx
−$44.6K −$24.98/SF
NOI
$54.5K $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%
$1,089,280
Cap Rate 7%
$778,057
Cap Rate 9%
$605,156
Alternative Uses
Best Use
Apartment 5plus
$778.1K
$680.8K – $907.7K
NOI $54,464 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.48M
$1.29M – $1.72M
NOI $103,401 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,113
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Built in 1920, this detached two-story residence with full basement is offered with an adjacent lot in an R4 district.
Where is this single family property located?
The property is located at 2210 Voorhies Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Built in 1920, detached two‑story home with approximately 892 sq ft per floor and a full basement for extra flexible space; R4 zoning district with FAR up to 1.35 (base FAR ~0.75); allows single‑family, two‑family, and small multi‑family buildings; Sold with adjacent lot 8780, lot 5 (block 8780, lot 3 must be purchased together) to create a combined development package
