Brick Triplex with Private
For Sale
$2,275,000
2839 Ford Street, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size4,500 SF
Lot Size0.10 Acres
Price / SF$505.56
Days on Market454
Property Features for 2839 Ford Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4-1
Bedrooms
9
Bathrooms
7
Full bathrooms
3
Half bathrooms
3
Rooms
Bathroom 1, Bathroom 6, Bathroom 3, Bedroom 7, Bathroom 4, Bedroom 6, Bedroom 4, Bedroom 1, Bathroom 7, Bedroom 9, Bathroom 5, Bedroom 5, Bedroom 3, Bedroom 2, Bedroom 8, Bathroom 2
Patio and Porch features
Patio, Deck, Porch
Interior features
A/C Unit, A/C Unit - Wall, Deck, Dishwasher, Dryer, Laundry Area, Microwave, Patio Garden, Porch, Refrigerator, Terrace, Washer, Window Treatments
Basement
Full, Finished
Subdivision
Sheepshead Bay
Standard status
Active
Size
4,500 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
9720
Amenities
balconies on 2nd and 3rd floor
separate meters for gas and electric
Building Details
Year built
1992
Floors in Building
3
Number of units
3
Flooring type
Hardwood
Building materials
Block, Brick
Roof type
Shingle
Listing Agency:
A P Services Inc
Listed By:
Aliaksei A. (Alex) Palaukou · License #AP8095
(347) 515-8272
Added: Jun 7, 2025
Changed: Aug 4
Last Checked: Sep 3 at 6:06AM
MLS# 493271
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.
Brick triplex built in 1992 offering three residential units within a 30x50 building footprint on a 40x105 lot. Each unit is configured with three bedrooms and 1.5 baths and features an open layout with spacious living and dining areas. The property includes a full, finished basement totaling 1,500 square feet, accessed via two separate entrances. The home also offers balconies on the 2nd and 3rd floors. Each apartment has separate meters for gas and electric, supporting independent utility tracking.
Set up with a private driveway for multiple cars, the property is located near Emmons Ave and close to Belt Pkwy, with nearby restaurants and supermarkets.
The building can be delivered vacant.
Set up with a private driveway for multiple cars, the property is located near Emmons Ave and close to Belt Pkwy, with nearby restaurants and supermarkets.
The building can be delivered vacant.
Key Highlights
- Built in 1992 brick triplex on a 40x105 lot with 30x50 building dimensions
- 1,500 SF fully finished basement with two separate entrances
- Three units, each with three bedrooms and 1.5 baths
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
$157,598
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
6.93%
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%
$3,151,960
$3.2M
Cap Rate 7%
$2,251,400
$2.3M
Cap Rate 9%
$1,751,089
$1.8M
Market Conditions
NOI Build-Up for 4,500 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
$229.5K $51.00/SF
− Vacancy
−$4.4K −$0.97/SF
EGI
$225.1K $50.03/SF
− OpEx
−$67.5K −$15.01/SF
NOI
$157.6K $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%
$3,151,960
Cap Rate 7%
$2,251,400
Cap Rate 9%
$1,751,089
Alternative Uses
Best Use
Multifamily LT 5
$2.25M
$1.97M – $2.63M
NOI $157,598 @ 7.0% cap · market cap 6.93%
Second Best
Apartment 5plus
$1.96M
$1.72M – $2.29M
NOI $137,380 @ 7.0% cap · market cap 6.04%
Theoretical Best
Specialty Retail
$3.73M
$3.26M – $4.35M
NOI $260,820 @ 7.0% cap · market cap 11.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,124
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
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Frequently Asked Questions
What type of property is this?
Triplex - Brick triplex with a private driveway, zoned R4-1, built in 1992, and delivered vacant.
Where is this triplex located?
The property is located at 2839 Ford Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,275,000.
What are key features of this property?
This property features: Built in 1992 brick triplex on a 40x105 lot with 30x50 building dimensions; 1,500 SF fully finished basement with two separate entrances; Three units, each with three bedrooms and 1.5 baths
