Vacant 4-Unit Residential
For Sale
$1,300,000
Pending
2686 E 12th Street, Brooklyn, NY 11235
Residential Income, Brooklyn, NY
Property Size3,500 SF
Lot Size0.08 Acres
Days on Market67
Property Features for 2686 E 12th Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
R4
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 5, Bedroom 6, Bathroom 2, Bedroom 2, Bathroom 5, Bathroom 1, Bedroom 3, Bedroom 1, Bathroom 3, Bathroom 4, Bedroom 4
Parking features
Carport
Basement
Finished, Full
Lot features
Front Yard, Back Yard
Subdivision
Sheepshead Bay
Standard status
Pending
APN
07455-0091
Size
3,500 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
9930
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Building Details
Year built
1920
Floors in Building
2
Number of units
4
Building materials
Brick, Vinyl Siding
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Jay Zhang
(646) 392-6880
Added: Jun 26
Changed: Aug 20
Last Checked: Aug 31 at 8:06PM
MLS# 2603612
Copyright © 2026 Staten Island Board of Realtors. 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 R4-zoned quadplex comprises two separate two-family homes with four apartments in total: two two-bedroom units and two one-bedroom units. The property contains approximately 3,500 square feet on a 0.0782-acre lot measuring 48 feet by 71 feet. Construction includes brick and vinyl siding, with natural gas heat and public sewer service. The improvements date to 1920, and the property is delivered vacant.
A private driveway provides parking for up to five cars. The property is located near the Belt Parkway and within access of the B and Q subway lines, with shopping, dining, and everyday services described as walkable from the site. Its four-unit layout and defined apartment mix provide a clear residential income configuration.
A private driveway provides parking for up to five cars. The property is located near the Belt Parkway and within access of the B and Q subway lines, with shopping, dining, and everyday services described as walkable from the site. Its four-unit layout and defined apartment mix provide a clear residential income configuration.
Key Highlights
- Four‑unit layout with two 2‑bedroom apartments and two 1‑bedroom apartments
- Two two‑family homes on a 0.0782‑acre lot
- 3,500 square feet on a 48' x 71' lot
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
$106,851
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
8.22%
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%
$2,137,020
$2.1M
Cap Rate 7%
$1,526,443
$1.5M
Cap Rate 9%
$1,187,233
$1.2M
Market Conditions
NOI Build-Up for 3,500 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
$198.2K $56.64/SF
− Vacancy
−$4.0K −$1.13/SF
EGI
$194.3K $55.51/SF
− OpEx
−$87.4K −$24.98/SF
NOI
$106.9K $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%
$2,137,020
Cap Rate 7%
$1,526,443
Cap Rate 9%
$1,187,233
Alternative Uses
Best Use
Multifamily LT 5
$1.75M
$1.53M – $2.04M
NOI $122,576 @ 7.0% cap · market cap 9.43%
Second Best
Apartment 5plus
$1.53M
$1.34M – $1.78M
NOI $106,851 @ 7.0% cap · market cap 8.22%
Theoretical Best
Specialty Retail
$2.90M
$2.54M – $3.38M
NOI $202,860 @ 7.0% cap · market cap 15.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
6,157
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?
Quadplex - Quadplex with two two-family homes, a private driveway, and on-site parking.
Where is this quadplex located?
The property is located at 2686 E 12th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Four‑unit layout with two 2‑bedroom apartments and two 1‑bedroom apartments; Two two‑family homes on a 0.0782‑acre lot; 3,500 square feet on a 48' x 71' lot
