Three-Family Home with Private
For Sale
Contact for pricing
109 Pulaski Street, Brooklyn, NY 11206
Three-unit residence delivered vacant, with updated kitchens, separate utilities, and rear private parking for daily convenience.
Property Size2,838 SF
Price / SF$986.61
Days on Market85
Property Features for 109 Pulaski Street
General Information
Standard status
Active
Size
2,838 SF
Property subtype
Multifamily
Zoning
R6B
Investment Type
Value Add
Additional Details
Multifamily Units
3
Building Details
Year Built
2005
Year Renovated
2018
Units
1
Tenancy
Multi
Listing Agency:
Compass New York
Listed By:
Jonathan Cabrera · License #10401294594
Source:
Crexi
Added: May 29
Changed: Aug 8
Last Checked: Aug 20 at 4:29PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass New York
Investment Insights
Based on property information with market context.
109 Pulaski Street is a three-family home with approximately 2,800 square feet of living space, offered completely vacant and ready for new ownership. The garden unit features a 2-bed, 1-bath layout with a sloped, fully accessible entrance leading to a private, granite-paved front patio. The parlor triplex offers 3 beds and 2 baths across multiple levels, connecting down through the basement to a fully enclosed backyard area finished with granite hardscaping. A top-floor studio adds a flexible, self-contained living option.
The property is set on a tree-lined street in Brooklyn’s Bedford-Stuyvesant area, with convenient access to local dining, boutique shopping, and transit connections for getting around the city. There is a highly coveted private parking space at the rear of the property.
Each unit includes an updated modern kitchen and is separately metered with gas and electric services, supporting straightforward management for owners and future tenants. With the home delivered vacant, buyers have the opportunity to occupy as a primary residence with additional rental income potential, or to reposition the building for an income-focused ownership strategy—depending on how they plan to use the three distinct spaces.
The property is set on a tree-lined street in Brooklyn’s Bedford-Stuyvesant area, with convenient access to local dining, boutique shopping, and transit connections for getting around the city. There is a highly coveted private parking space at the rear of the property.
Each unit includes an updated modern kitchen and is separately metered with gas and electric services, supporting straightforward management for owners and future tenants. With the home delivered vacant, buyers have the opportunity to occupy as a primary residence with additional rental income potential, or to reposition the building for an income-focused ownership strategy—depending on how they plan to use the three distinct spaces.
Key Highlights
- Three‑unit home built in 2005 with approximately 2,800 SF of living space
- Delivered completely vacant and ready for an owner‑occupant or investment buyer
- Updated modern kitchens in every 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
$99,392
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
3.55%
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%
$1,987,840
$2.0M
Cap Rate 7%
$1,419,886
$1.4M
Cap Rate 9%
$1,104,356
$1.1M
Market Conditions
NOI Build-Up for 2,838 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
$144.7K $51.00/SF
− Vacancy
−$2.8K −$0.97/SF
EGI
$142.0K $50.03/SF
− OpEx
−$42.6K −$15.01/SF
NOI
$99.4K $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%
$1,987,840
Cap Rate 7%
$1,419,886
Cap Rate 9%
$1,104,356
Alternative Uses
Best Use
Multifamily LT 5
$1.42M
$1.24M – $1.66M
NOI $99,392 @ 7.0% cap · market cap 3.55%
Second Best
Apartment 5plus
$1.24M
$1.08M – $1.44M
NOI $86,641 @ 7.0% cap · market cap 3.09%
Theoretical Best
Specialty Retail
$2.35M
$2.06M – $2.74M
NOI $164,490 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,663
Businesses Nearby
Explore this area
Business Placement
Demographics for 11206, NY
91,549
Population
34,838
Households
2.6
Avg Household Size
30
Median Age
36%
College-Educated
77%
High-School Grad
1.4 sq mi
ZIP Area
65,392
Density / Sq Mi
$57,280
Median Household Income
$44,145
Median Earnings
$1,558
Median Rent
$822,100
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 - Three-unit residence delivered vacant, with updated kitchens, separate utilities, and rear private parking for daily convenience.
Where is this triplex located?
The property is located at 109 Pulaski Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Three‑unit home built in 2005 with approximately 2,800 SF of living space; Delivered completely vacant and ready for an owner‑occupant or investment buyer; Updated modern kitchens in every unit
