Brick Duplex with Private
For Sale
$1,195,000
124 Brightwater Ct, Brooklyn, NY 11235
Legal two-family residence with a separate apartment, upper-level duplex, driveway, and attached garage.
Property Size1,995 SF
Lot Size0.04 Acres
Days on Market12
Property Features for 124 Brightwater Ct
General Information
Standard status
Active
Size
1,995 SF
Lot size
0.04 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 1BR, 1 x 3BR/1.5BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$7,588
Building Details
Building Size
1,995 SF
Year Built
1950
Buildings
1
Stories
3
Construction
brick
Listing Agency:
Womcore LLC dba Remax Edge
Listed By:
Mei Hua (Michelle) Dong · License #10401364256
(718) 612-3088
Source:
Elliman
Added: Sep 13
Changed: Sep 22
Last Checked: Sep 22 at 6:28PM
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 Womcore LLC dba Remax Edge
Investment Insights
Based on property information with market context.
This legal two-family, semi-attached brick residence includes three stories and a full basement. The walk-in level contains a separate one-bedroom apartment, while the second and third floors form a duplex with three bedrooms and 1.5 bathrooms. A private driveway and attached one-car garage provide dedicated parking. Built in 1950, the property measures 20x36 on a 20x80 lot.
The home is near Brighton Beach, the beach, and boardwalk, with Q service at Ocean Parkway and additional B/Q access at Brighton Beach. Local shopping, restaurants, cafes, supermarkets, parks, and the attractions of Brighton Beach and Coney Island are nearby. WalkScore is 92, BikeScore is 72, and TransitScore is 100.
The home is near Brighton Beach, the beach, and boardwalk, with Q service at Ocean Parkway and additional B/Q access at Brighton Beach. Local shopping, restaurants, cafes, supermarkets, parks, and the attractions of Brighton Beach and Coney Island are nearby. WalkScore is 92, BikeScore is 72, and TransitScore is 100.
Key Highlights
- Legal two‑family brick, semi‑attached residence
- Separate 1‑bedroom apartment at walk‑in level
- Upper‑floor duplex with 3 bedrooms and 1.5 bathrooms
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
$69,868
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
5.85%
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%
$1,397,360
$1.4M
Cap Rate 7%
$998,114
$998.1K
Cap Rate 9%
$776,311
$776.3K
Market Conditions
NOI Build-Up for 1,995 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
$101.7K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$99.8K $50.03/SF
− OpEx
−$29.9K −$15.01/SF
NOI
$69.9K $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%
$1,397,360
Cap Rate 7%
$998,114
Cap Rate 9%
$776,311
Alternative Uses
Best Use
Multifamily LT 5
$998.1K
$873.4K – $1.16M
NOI $69,868 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$870.1K
$761.3K – $1.02M
NOI $60,905 @ 7.0% cap · market cap 5.10%
Theoretical Best
Specialty Retail
$1.65M
$1.45M – $1.93M
NOI $115,630 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,167
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Legal two-family residence with a separate apartment, upper-level duplex, driveway, and attached garage.
Where is this duplex located?
The property is located at 124 Brightwater Ct Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Legal two‑family brick, semi‑attached residence; Separate 1‑bedroom apartment at walk‑in level; Upper‑floor duplex with 3 bedrooms and 1.5 bathrooms
