Brooklyn Brick Two-Family
For Sale
$1,199,000
778 Lincoln Ave, Brooklyn, NY 11208
Two-family duplex with modern amenities and private outdoor space.
Property Size2,532 SF
Lot Size0.04 Acres
Days on Market284
Property Features for 778 Lincoln Ave
General Information
Standard status
Active
Size
2,532 SF
Lot size
0.04 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,690
Building Details
Building Size
2,532 SF
Year Built
2005
Stories
3
Listing Agency:
Century 21 Achievers
Listed By:
Andre Hanniford · License #HANDE791
(718) 758-0600
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 14
Last Checked: Sep 8 at 4:43AM
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 Century 21 Achievers
Investment Insights
Based on property information with market context.
This brick two-family duplex features a three-bedroom, two-bathroom unit over a three-bedroom, one-bathroom unit, with additional basement space. Constructed in 2005, the home features modern electrical and plumbing systems. The property includes central air conditioning, a private outdoor space accessible from the duplex's master bedroom loft, a built-in garage, and a private carport parking space. A large, fully fenced private backyard is also included. The building is equipped with two separate boilers, two water heaters, and three separate light meters (the walk-in and hallway share one meter). The property is located near transportation options and shopping centers such as Gateway Mall. The house will be delivered vacant.
Key Highlights
- Delivered Vacant: Ideal for immediate occupancy or rental income generation.
- Two Units: A 3‑bedroom, 2‑bathroom duplex over a 3‑bedroom, 1‑bathroom unit.
- Private Outdoor Space:** Enjoy a private outdoor space accessible from the duplex's master bedroom loft and a large, fully fenced backyard.
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
$64,997
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
5.42%
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%
$1,299,940
$1.3M
Cap Rate 7%
$928,529
$928.5K
Cap Rate 9%
$722,189
$722.2K
Market Conditions
NOI Build-Up for 2,532 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
$97.2K $38.40/SF
− Vacancy
−$4.4K −$1.73/SF
EGI
$92.9K $36.67/SF
− OpEx
−$27.9K −$11.00/SF
NOI
$65.0K $25.67/SF
Area
ZIP 11208
Vacancy
4.50%
Lease Rate
$38.40 /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%
$1,299,940
Cap Rate 7%
$928,529
Cap Rate 9%
$722,189
Alternative Uses
Best Use
Multifamily LT 5
$928.5K
$812.5K – $1.08M
NOI $64,997 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$826.8K
$723.4K – $964.6K
NOI $57,874 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,449 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,690
Businesses Nearby
Explore this area
Business Placement
Demographics for 11208, NY
101,958
Population
37,261
Households
2.7
Avg Household Size
35
Median Age
16%
College-Educated
82%
High-School Grad
2.7 sq mi
ZIP Area
37,762
Density / Sq Mi
$59,988
Median Household Income
$40,156
Median Earnings
$1,563
Median Rent
$638,200
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 duplex with modern amenities and private outdoor space.
Where is this duplex located?
The property is located at 778 Lincoln Ave Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Delivered Vacant: Ideal for immediate occupancy or rental income generation.; Two Units: A 3‑bedroom, 2‑bathroom duplex over a 3‑bedroom, 1‑bathroom unit.; Private Outdoor Space:** Enjoy a private outdoor space accessible from the duplex's master bedroom loft and a large, fully fenced backyard.
