Semi-Detached Triplex with Private
For Sale
$1,580,000
2928 86th Street, Brooklyn, NY 11223
MULTI_FAMILY - Brooklyn, NY
Property Size3,630 SF
Lot Size0.08 Acres
Price / SF$435.26
Days on Market76
Property Features for 2928 86th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5
Bedrooms
8
Bathrooms
6
Full bathrooms
3
Half bathrooms
3
Rooms
Bedroom 1, Bathroom 4, Bedroom 7, Bathroom 2, Bathroom 3, Bedroom 4, Bedroom 5, Bathroom 6, Bedroom 8, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 6, Bathroom 5
Parking features
Garage
Subdivision
Gravesend
Standard status
Active
Size
3,630 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
12721
Building Details
Year built
1965
Floors in Building
3
Number of units
3
Building materials
Brick
Roof type
Flat
Listing Agency:
Re/Max Real Estate Professiona
(718) 872-5522
Listed By:
Xiao Hua (Jessie) Zhou
(718) 872-5522
Added: Jun 8
Changed: Aug 3
Last Checked: Aug 22 at 1:06PM
MLS# 502085
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 semi-detached three-family triplex at 2928 86th Street features a brick exterior and a flat roof. The property sits on an oversized 32' x 115' lot (0.0845 acres) and includes a 24' x 55' building footprint across three above-ground stories. Parking is supported by a private driveway, additional parking, and a garage.
Built in 1965, the layout is designed for comfortable above-ground living across the three floors, with multiple bedrooms and bathrooms throughout the home. The property is positioned near shopping, dining, schools, and public transportation, with easy access to both the N and F subway lines.
Zoned R5, the home can fit a variety of occupancy approaches for an owner-occupant or investor seeking a Brooklyn three-family configuration.
Built in 1965, the layout is designed for comfortable above-ground living across the three floors, with multiple bedrooms and bathrooms throughout the home. The property is positioned near shopping, dining, schools, and public transportation, with easy access to both the N and F subway lines.
Zoned R5, the home can fit a variety of occupancy approaches for an owner-occupant or investor seeking a Brooklyn three-family configuration.
Key Highlights
- Oversized 32' x 115' lot (0.0845 acres) for this semi‑detached three‑family triplex
- 24' x 55' building size across three above‑ground stories
- R5 zoning
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
$127,129
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
8.05%
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%
$2,542,580
$2.5M
Cap Rate 7%
$1,816,129
$1.8M
Cap Rate 9%
$1,412,544
$1.4M
Market Conditions
NOI Build-Up for 3,630 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
$185.1K $51.00/SF
− Vacancy
−$3.5K −$0.97/SF
EGI
$181.6K $50.03/SF
− OpEx
−$54.5K −$15.01/SF
NOI
$127.1K $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%
$2,542,580
Cap Rate 7%
$1,816,129
Cap Rate 9%
$1,412,544
Alternative Uses
Best Use
Multifamily LT 5
$1.82M
$1.59M – $2.12M
NOI $127,129 @ 7.0% cap · market cap 8.05%
Second Best
Apartment 5plus
$1.58M
$1.39M – $1.85M
NOI $110,820 @ 7.0% cap · market cap 7.01%
Theoretical Best
Specialty Retail
$3.01M
$2.63M – $3.51M
NOI $210,395 @ 7.0% cap · market cap 13.32%
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
2,891
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?
Triplex - R5 zoned semi-detached three-family built in 1965 with brick construction, flat roof, and private driveway plus garage parking.
Where is this triplex located?
The property is located at 2928 86th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,580,000.
What are key features of this property?
This property features: Oversized 32' x 115' lot (0.0845 acres) for this semi‑detached three‑family triplex; 24' x 55' building size across three above‑ground stories; R5 zoning
