Three-Story Duplex
For Sale
$2,899,000
1191 Dean St, Brooklyn, NY 11216
Residential Income, Brooklyn, NY
Property Size4,000 SF
Lot Size0.05 Acres
Price / SF$724.75
Days on Market166
Property Features for 1191 Dean St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 3, Bedroom 5, Bedroom 2, Bedroom 4, Bathroom 2, Laundry Room, Bathroom 1, Bedroom 6, Bathroom 3, Bedroom 1
Subdivision
Crown Heights
Standard status
Active
Size
4,000 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
5526
Building Details
Floors in Building
3
Listing Agency:
5 BORO REALTY CORP
(917) 705-0005
Listed By:
Nina Sabag · License #1020364
855-305-DEAL
Added: Mar 17
Changed: Aug 25
Last Checked: Aug 29 at 6:06PM
MLS# 11674876
Copyright © 2026 My State MLS. 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 three-story duplex townhouse contains approximately 4,000 square feet with six bedrooms, four bathrooms, a laundry room, high ceilings, large windows, and substantial natural light. The property retains original woodwork and detailed ceiling treatments, while approximately 65% of the historic restoration has been completed. Remaining work allows the next owner to shape the interiors for a two-family arrangement or an owner residence with rental income, as supported by the existing configuration.
The property is located at 1191 Dean St in Brooklyn’s Crown Heights area, on a tree-lined block near restaurants, cafes, parks, and cultural attractions. Public transportation provides access throughout Brooklyn and to Manhattan. The 0.0459-acre parcel offers a compact townhouse setting within the surrounding residential neighborhood.
The property is located at 1191 Dean St in Brooklyn’s Crown Heights area, on a tree-lined block near restaurants, cafes, parks, and cultural attractions. Public transportation provides access throughout Brooklyn and to Manhattan. The 0.0459-acre parcel offers a compact townhouse setting within the surrounding residential neighborhood.
Key Highlights
- Two‑family townhouse arranged across three stories
- Approximately 4,000 square feet with 6 bedrooms and 4 bathrooms
- Approximately 65% of historic restoration completed
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
$140,087
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
4.83%
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%
$2,801,740
$2.8M
Cap Rate 7%
$2,001,243
$2.0M
Cap Rate 9%
$1,556,522
$1.6M
Market Conditions
NOI Build-Up for 4,000 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
$204.0K $51.00/SF
− Vacancy
−$3.9K −$0.97/SF
EGI
$200.1K $50.03/SF
− OpEx
−$60.0K −$15.01/SF
NOI
$140.1K $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%
$2,801,740
Cap Rate 7%
$2,001,243
Cap Rate 9%
$1,556,522
Alternative Uses
Best Use
Multifamily LT 5
$2.00M
$1.75M – $2.33M
NOI $140,087 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$1.74M
$1.53M – $2.04M
NOI $122,116 @ 7.0% cap · market cap 4.21%
Theoretical Best
Specialty Retail
$3.31M
$2.90M – $3.86M
NOI $231,840 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
6,503
Businesses Nearby
Explore this area
Business Placement
Demographics for 11216, NY
61,251
Population
28,825
Households
2.1
Avg Household Size
34
Median Age
56%
College-Educated
91%
High-School Grad
1.0 sq mi
ZIP Area
61,251
Density / Sq Mi
$95,000
Median Household Income
$61,389
Median Earnings
$2,180
Median Rent
$1,398,400
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?
Duplex - Partially restored historic townhouse with original architectural details, flexible two-family configuration, and access to Crown Heights amenities.
Where is this duplex located?
The property is located at 1191 Dean St Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,899,000.
What are key features of this property?
This property features: Two‑family townhouse arranged across three stories; Approximately 4,000 square feet with 6 bedrooms and 4 bathrooms; Approximately 65% of historic restoration completed
