Duplex With Separate Utilities and
For Sale
$1,285,000
2601 Avenue X, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size1,855 SF
Lot Size0.05 Acres
Price / SF$692.72
Days on Market87
Property Features for 2601 Avenue X
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 6, Bedroom 4, Bathroom 2, Bedroom 3, Bathroom 4, Bathroom 3, Bedroom 1, Bathroom 1, Bedroom 2
Parking features
Garage
Interior features
A/C Unit, Dishwasher, Dryer, Garage Door Opener(s), Microwave, Refrigerator, Stove, Washer
Subdivision
Sheepshead Bay
Standard status
Active
Size
1,855 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
8451
Building Details
Year built
1950
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Block, Brick
Roof type
Shingle, Flat
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Qikang Mei · License #10401207839
(718) 612-3088
Added: Jun 1
Changed: Aug 4
Last Checked: Aug 26 at 8:06AM
MLS# 501914
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.
Introducing a well-maintained brick two-family duplex with a functional, comfortable layout designed for day-to-day living. The property features separate gas and electric meters for each unit, along with one heating system and one hot water system serving the home. Each unit is described as having an identical layout with three bedrooms and two full bathrooms.
Additional in-unit convenience is provided with each unit having its own washer and dryer. The home was built in 1950, with hardwood flooring and block and brick construction. Exterior parking includes two separate driveways and a built-in garage, providing parking for up to three cars. The roof was replaced about seven years ago, and is described as both flat and shingle.
With separate unit features and a straightforward two-family configuration, this duplex is positioned as a practical multi-family residence in Brooklyn.
Additional in-unit convenience is provided with each unit having its own washer and dryer. The home was built in 1950, with hardwood flooring and block and brick construction. Exterior parking includes two separate driveways and a built-in garage, providing parking for up to three cars. The roof was replaced about seven years ago, and is described as both flat and shingle.
With separate unit features and a straightforward two-family configuration, this duplex is positioned as a practical multi-family residence in Brooklyn.
Key Highlights
- Separate gas and electric meters for each unit
- Identical unit layouts: three bedrooms and two full bathrooms per side
- In‑unit washer and dryer in each unit
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
$64,965
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
5.06%
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%
$1,299,300
$1.3M
Cap Rate 7%
$928,071
$928.1K
Cap Rate 9%
$721,833
$721.8K
Market Conditions
NOI Build-Up for 1,855 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
$94.6K $51.00/SF
− Vacancy
−$1.8K −$0.97/SF
EGI
$92.8K $50.03/SF
− OpEx
−$27.8K −$15.01/SF
NOI
$65.0K $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%
$1,299,300
Cap Rate 7%
$928,071
Cap Rate 9%
$721,833
Alternative Uses
Best Use
Multifamily LT 5
$928.1K
$812.1K – $1.08M
NOI $64,965 @ 7.0% cap · market cap 5.06%
Second Best
Apartment 5plus
$809.0K
$707.9K – $943.9K
NOI $56,631 @ 7.0% cap · market cap 4.41%
Theoretical Best
Specialty Retail
$1.54M
$1.34M – $1.79M
NOI $107,516 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,524
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
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 - Well-maintained two-family duplex with separate gas and electric meters and in-unit washer and dryer for each unit.
Where is this duplex located?
The property is located at 2601 Avenue X Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,285,000.
What are key features of this property?
This property features: Separate gas and electric meters for each unit; Identical unit layouts: three bedrooms and two full bathrooms per side; In‑unit washer and dryer in each unit
