Brewster Village Two-Family
For Sale
$375,000
Pending
12 Eastview Ave A, Brewster, NY 10509
Two-family property near train, restaurants, and stores in Brewster.
Property Size1,584 SF
Lot Size0.24 Acres
Days on Market266
Property Features for 12 Eastview Ave A
General Information
Standard status
Pending
Size
1,584 SF
Lot size
0.24 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$8,792
Building Details
Building Size
1,584 SF
Year Built
1900
Units
2
Listing Agency:
HOULIHAN LAWRENCE INC.
(845) 876-4443
Listed By:
William Flood
(845) 876-4443
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 11
Last Checked: Aug 20 at 8:17AM
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 HOULIHAN LAWRENCE INC.
Investment Insights
Based on property information with market context.
This two-family property is located in Brewster village and is suitable as an investment. The property is within walking distance of the train station, restaurants, and stores. Heating is provided by oil above ground.
Key Highlights
- Two‑family property: Excellent investment opportunity
- Walkable to train: Convenient for commuting
- Walkable to restaurants and stores: Easy access to amenities
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
$26,218
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
6.99%
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%
$524,360
$524.4K
Cap Rate 7%
$374,543
$374.5K
Cap Rate 9%
$291,311
$291.3K
Market Conditions
NOI Build-Up for 1,584 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
$39.9K $25.20/SF
− Vacancy
−$2.5K −$1.55/SF
EGI
$37.5K $23.65/SF
− OpEx
−$11.2K −$7.09/SF
NOI
$26.2K $16.55/SF
Area
Putnam County, NY
Vacancy
6.17%
Lease Rate
$25.20 /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%
$524,360
Cap Rate 7%
$374,543
Cap Rate 9%
$291,311
Alternative Uses
Best Use
Apartment 5plus
$553.1K
$484.0K – $645.3K
NOI $38,720 @ 7.0% cap · market cap 10.33%
Second Best
Multifamily LT 5
$374.5K
$327.7K – $437.0K
NOI $26,218 @ 7.0% cap · market cap 6.99%
Theoretical Best
Specialty Retail
$1.05M
$916.4K – $1.22M
NOI $73,311 @ 7.0% cap · market cap 19.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
Explore this area
Business Placement
Demographics for 10509, NY
19,501
Population
7,839
Households
2.5
Avg Household Size
44
Median Age
43%
College-Educated
91%
High-School Grad
36.1 sq mi
ZIP Area
540
Density / Sq Mi
$120,987
Median Household Income
$59,048
Median Earnings
$1,836
Median Rent
$430,200
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 - Two-family property near train, restaurants, and stores in Brewster.
Where is this duplex located?
The property is located at 12 Eastview Ave A Brewster, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two‑family property: Excellent investment opportunity; Walkable to train: Convenient for commuting; Walkable to restaurants and stores: Easy access to amenities
