Two-Bedroom Residential Income
For Sale
$1,210,000
11 VAN BUREN Street 2, Brooklyn, NY 11221
Full-floor residence with a private balcony, dedicated office, direct elevator entry, and access to a shared rooftop.
Property Size1,160 SF
Price / SF$1,043
Days on Market9
Property Features for 11 VAN BUREN Street 2
General Information
Standard status
Active
Size
1,160 SF
Property subtype
Apartment
Building Details
Building Size
1,160 SF
Year Built
2026
Listing Agency:
Corcoran Group
Listed By:
Daniel Kandinov · License #10401279436
(646) 483-8600
Source:
Howardhannanyc
Added: Sep 14
Changed: Sep 21
Last Checked: Sep 21 at 8:15AM
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 Corcoran Group
Investment Insights
Based on property information with market context.
Apartment 2 is a 1,160-square-foot, full-floor residence completed in 2026 with two bedrooms, two full bathrooms, and a dedicated home office. The layout centers on an open living and dining area with south-facing windows and a private balcony. The kitchen includes quartz countertops, shaker cabinetry, a tiled backsplash, and stainless steel appliances. Wide-plank white oak flooring, central air, an in-unit washer and dryer, and additional storage add practical functionality. Direct elevator access opens into the residence, while private lobby storage serves the home.
The property is located on Van Buren Street in Bedford-Stuyvesant, near Herbert Von King Park and between Tompkins and Throop Avenue. The G train is a few streets away, with restaurants, cafés, boutiques, and brownstone-lined streets nearby. Building amenities include a shared roof deck with neighborhood views, and the property contains only five residences.
The property is located on Van Buren Street in Bedford-Stuyvesant, near Herbert Von King Park and between Tompkins and Throop Avenue. The G train is a few streets away, with restaurants, cafés, boutiques, and brownstone-lined streets nearby. Building amenities include a shared roof deck with neighborhood views, and the property contains only five residences.
Key Highlights
- 1,160‑square‑foot full‑floor residence with two bedrooms and two full bathrooms
- Dedicated home office plus private balcony
- Direct elevator entry into the residence
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
$35,414
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
2.93%
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%
$708,280
$708.3K
Cap Rate 7%
$505,914
$505.9K
Cap Rate 9%
$393,489
$393.5K
Market Conditions
NOI Build-Up for 1,160 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
$65.7K $56.64/SF
− Vacancy
−$1.3K −$1.13/SF
EGI
$64.4K $55.51/SF
− OpEx
−$29.0K −$24.98/SF
NOI
$35.4K $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%
$708,280
Cap Rate 7%
$505,914
Cap Rate 9%
$393,489
Alternative Uses
Best Use
Apartment 5plus
$505.9K
$442.7K – $590.2K
NOI $35,414 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$960.5K
$840.4K – $1.12M
NOI $67,234 @ 7.0% cap · market cap 5.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
4,264
Businesses Nearby
Explore this area
Business Placement
Demographics for 11221, NY
89,222
Population
38,690
Households
2.3
Avg Household Size
33
Median Age
42%
College-Educated
84%
High-School Grad
1.4 sq mi
ZIP Area
63,730
Density / Sq Mi
$85,122
Median Household Income
$49,202
Median Earnings
$2,055
Median Rent
$1,061,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Full-floor residence with a private balcony, dedicated office, direct elevator entry, and access to a shared rooftop.
Where is this residential income property located?
The property is located at 11 VAN BUREN Street 2 Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,210,000.
What are key features of this property?
This property features: 1,160‑square‑foot full‑floor residence with two bedrooms and two full bathrooms; Dedicated home office plus private balcony; Direct elevator entry into the residence
