Two-Family Brick Townhouse in
For Sale
$799,000
Pending
3086 Avenue W, Brooklyn, NY 11229
Two-family townhouse in Sheepshead Bay with garage and backyard.
Property Size1,540 SF
Lot Size0.05 Acres
Days on Market642
Property Features for 3086 Avenue W
General Information
Standard status
Pending
Size
1,540 SF
Lot size
0.05 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,082
Building Details
Year Built
1955
Listing Agency:
Prospes Real Estate Corp
(718) 321-2800
Listed By:
Huanyan Li · License #10401267841
(347) 885-8668
Source:
Exitrealty
Added: Dec 10, 2024
Changed: Sep 10
Last Checked: Sep 12 at 6:08AM
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 Prospes Real Estate Corp
Investment Insights
Based on property information with market context.
This is a two-family brick townhouse located in Sheepshead Bay, Brooklyn. The first floor features 1 bedroom, 1 bathroom, a kitchen, a living room, a boiler room, and a 200 sqft garage. The second floor includes 2 bedrooms, 1 bathroom, a porch, a kitchen, and a living room. The property includes an attached 1 car garage and a spacious backyard. The lot size is 20X100, the building size is 20X44, and the interior area is approximately 1540sqft. The property is conveniently located near B31, B36, B3, and B44 bus stops, with supermarkets and a variety of dining options nearby, offering easy access to daily necessities.
Key Highlights
- Two‑family brick townhouse, ideal for multi‑generational living or rental income.
- Includes a 1‑car attached garage and a spacious backyard.
- Convenient Sheepshead Bay location with easy access to public transportation.
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
$53,933
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
6.75%
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%
$1,078,660
$1.1M
Cap Rate 7%
$770,471
$770.5K
Cap Rate 9%
$599,256
$599.3K
Market Conditions
NOI Build-Up for 1,540 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
$78.5K $51.00/SF
− Vacancy
−$1.5K −$0.97/SF
EGI
$77.0K $50.03/SF
− OpEx
−$23.1K −$15.01/SF
NOI
$53.9K $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%
$1,078,660
Cap Rate 7%
$770,471
Cap Rate 9%
$599,256
Alternative Uses
Best Use
Multifamily LT 5
$770.5K
$674.2K – $898.9K
NOI $53,933 @ 7.0% cap · market cap 6.75%
Second Best
Apartment 5plus
$671.6K
$587.7K – $783.6K
NOI $47,015 @ 7.0% cap · market cap 5.88%
Theoretical Best
Specialty Retail
$1.28M
$1.12M – $1.49M
NOI $89,258 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,768
Businesses Nearby
Explore this area
Business Placement
Demographics for 11229, NY
83,669
Population
33,353
Households
2.5
Avg Household Size
40
Median Age
41%
College-Educated
88%
High-School Grad
2.0 sq mi
ZIP Area
41,835
Density / Sq Mi
$72,556
Median Household Income
$52,948
Median Earnings
$1,666
Median Rent
$812,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family townhouse in Sheepshead Bay with garage and backyard.
Where is this duplex located?
The property is located at 3086 Avenue W Brooklyn, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two‑family brick townhouse, ideal for multi‑generational living or rental income.; Includes a 1‑car attached garage and a spacious backyard.; Convenient Sheepshead Bay location with easy access to public transportation.
