Two-Family Brownstone with Private Roof
For Sale
$2,395,000
112 MALCOLM X Boulevard, Brooklyn, NY 11221
Renovated two-family brownstone with a private roof deck, landscaped backyard, and decks designed for indoor-outdoor living.
Property Size3,228 SF
Price / SF$741.95
Days on Market120
Property Features for 112 MALCOLM X Boulevard
General Information
Standard status
Active
Size
3,228 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$8,220
Amenities
backyard
private roof deck
deck
central air conditioning
split-system heating and cooling
intercom system
in-unit washer and dryer
Building Details
Building Size
3,228 SF
Year Built
1931
Buildings
1
Construction
brownstone
Listing Agency:
Corcoran Group
Listed By:
Daniel Kandinov · License #10401279436
(646) 483-8600
Source:
Carytamura
Added: May 26
Changed: Sep 21
Last Checked: Sep 21 at 9:02AM
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.
112 Malcolm X Boulevard is a meticulously renovated two-family brownstone in Stuyvesant Heights, featuring a nearly 20-foot-wide layout and soaring 11-foot ceilings. The home offers a spacious three-bedroom owner’s duplex with soaring ceiling height and a primary suite with an en-suite bath, plus a beautifully appointed two-bedroom garden residence. A fully finished recreation level adds flexible space and can connect internally to the garden residence if desired.
On the parlor level, custom double doors open to a dramatic entertaining flow from the expansive living and dining area into a bespoke chef’s kitchen. The kitchen includes a waterfall island with integrated storage, custom cabinetry, a farmhouse sink, Kraus fixtures, Thermador stainless steel appliances, a beverage cooler, and a vented hood. Sliding glass doors open to a spacious rear deck overlooking a private landscaped backyard, and a private roof deck provides an additional outdoor retreat.
Additional highlights include central air conditioning with Nest thermostats, cove lighting, alarm wiring, and an Akuvox voice and video intercom system. The garden-level residence includes Bosch appliances, in-unit washer and dryer, and split-system heating and cooling. Built in 1931.
On the parlor level, custom double doors open to a dramatic entertaining flow from the expansive living and dining area into a bespoke chef’s kitchen. The kitchen includes a waterfall island with integrated storage, custom cabinetry, a farmhouse sink, Kraus fixtures, Thermador stainless steel appliances, a beverage cooler, and a vented hood. Sliding glass doors open to a spacious rear deck overlooking a private landscaped backyard, and a private roof deck provides an additional outdoor retreat.
Additional highlights include central air conditioning with Nest thermostats, cove lighting, alarm wiring, and an Akuvox voice and video intercom system. The garden-level residence includes Bosch appliances, in-unit washer and dryer, and split-system heating and cooling. Built in 1931.
Key Highlights
- Nearly 20‑foot‑wide renovated two‑family brownstone built in 1931
- 11‑foot ceilings and wide‑plank white oak flooring on the parlor level
- 3‑bedroom owner’s duplex plus a 2‑bedroom garden 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
$113,050
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
4.72%
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%
$2,261,000
$2.3M
Cap Rate 7%
$1,615,000
$1.6M
Cap Rate 9%
$1,256,111
$1.3M
Market Conditions
NOI Build-Up for 3,228 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
$164.6K $51.00/SF
− Vacancy
−$3.1K −$0.97/SF
EGI
$161.5K $50.03/SF
− OpEx
−$48.5K −$15.01/SF
NOI
$113.1K $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%
$2,261,000
Cap Rate 7%
$1,615,000
Cap Rate 9%
$1,256,111
Alternative Uses
Best Use
Multifamily LT 5
$1.61M
$1.41M – $1.88M
NOI $113,050 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$1.41M
$1.23M – $1.64M
NOI $98,547 @ 7.0% cap · market cap 4.11%
Theoretical Best
Specialty Retail
$2.67M
$2.34M – $3.12M
NOI $187,095 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,119
Businesses Nearby
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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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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Renovated two-family brownstone with a private roof deck, landscaped backyard, and decks designed for indoor-outdoor living.
Where is this duplex located?
The property is located at 112 MALCOLM X Boulevard Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,395,000.
What are key features of this property?
This property features: Nearly 20‑foot‑wide renovated two‑family brownstone built in 1931; 11‑foot ceilings and wide‑plank white oak flooring on the parlor level; 3‑bedroom owner’s duplex plus a 2‑bedroom garden residence
