Two-Dwelling Duplex in
For Sale
$849,000
12 Brighton 3rd Road, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size1,080 SF
Lot Size0.04 Acres
Price / SF$786.11
Days on Market1012
Property Features for 12 Brighton 3rd Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 4, Bedroom 6, Bedroom 1, Bedroom 5, Bathroom 1
Interior features
Refrigerator, Stove
Basement
Finished, Full
Subdivision
Brighton Beach
Standard status
Active
Size
1,080 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
2476
Building Details
Year built
1910
Floors in Building
1
Number of units
2
Listing Agency:
Winzone Realty Inc
(718) 676-6611
Listed By:
Bin Hu Zhan
(718) 676-6611
Added: Nov 7, 2023
Changed: Aug 3
Last Checked: Aug 15 at 8:06AM
MLS# 478100
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 duplex was converted from a 1-dwelling configuration and currently provides two dwelling units. The building is 18x60, and the lot measures 22x80, totaling 0.0399 acres. The property size is 1,080 SF and it was built in 1910.
Zoned R6, the home includes a kitchen with a refrigerator and stove, along with multiple bedrooms and bathrooms throughout the layout.
With its small-lot footprint and duplex setup, this is a straightforward residential income offering for buyers evaluating an R6 duplex conversion with built-in appliance features included in the interior.
Zoned R6, the home includes a kitchen with a refrigerator and stove, along with multiple bedrooms and bathrooms throughout the layout.
With its small-lot footprint and duplex setup, this is a straightforward residential income offering for buyers evaluating an R6 duplex conversion with built-in appliance features included in the interior.
Key Highlights
- Two dwelling units converted from a 1‑dwelling home
- 18x60 building size and 22x80 lot size (0.0399 acres)
- 1,080 SF property size
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
$37,823
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
4.46%
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%
$756,460
$756.5K
Cap Rate 7%
$540,329
$540.3K
Cap Rate 9%
$420,256
$420.3K
Market Conditions
NOI Build-Up for 1,080 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
$55.1K $51.00/SF
− Vacancy
−$1.0K −$0.97/SF
EGI
$54.0K $50.03/SF
− OpEx
−$16.2K −$15.01/SF
NOI
$37.8K $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%
$756,460
Cap Rate 7%
$540,329
Cap Rate 9%
$420,256
Alternative Uses
Best Use
Multifamily LT 5
$540.3K
$472.8K – $630.4K
NOI $37,823 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$471.0K
$412.1K – $549.5K
NOI $32,971 @ 7.0% cap · market cap 3.88%
Theoretical Best
Specialty Retail
$894.2K
$782.5K – $1.04M
NOI $62,597 @ 7.0% cap · market cap 7.37%
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
5,495
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex converted from a single-family home with R6 zoning, interior kitchen appliances, and two dwelling units on a small lot.
Where is this duplex located?
The property is located at 12 Brighton 3rd Road Brooklyn, NY.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Two dwelling units converted from a 1‑dwelling home; 18x60 building size and 22x80 lot size (0.0399 acres); 1,080 SF property size
