Brick Two-Family Duplex with
For Sale
$1,195,000
124 Brightwater Court, Brooklyn, NY 11235
Residential, Duplex - Up/Down, Brooklyn, NY
Property Size1,995 SF
Lot Size0.04 Acres
Price / SF$598
Days on Market10
Property Features for 124 Brightwater Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R7-1
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 1, Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 4, Bathroom 3
Parking features
Garage - Attached
Interior features
Refrigerator, Stove
Basement
Full, Unfinished
Subdivision
Brighton Beach
Standard status
Active
Size
1,995 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
7589
Building Details
Year built
1950
Number of units
2
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Flat
Architectural style
Other
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Mei Hua (Michelle) Dong · License #10401364256
(929) 688-0882
Added: Sep 12
Changed: Sep 16
Last Checked: Sep 21 at 8:06PM
MLS# 504484
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.
This brick, semi-attached duplex provides two residential units across three stories and a full basement. The lower level contains a separate one-bedroom apartment, while the second floor includes a three-bedroom duplex with one and a half bathrooms. Hardwood and tile flooring, a flat roof, refrigerator, and stove are included. The property also offers a private driveway and attached one-car garage.
The home is located in Brighton Beach, with access to the Q subway at Ocean Parkway and additional B/Q service at Brighton Beach. The beach, boardwalk, shopping, restaurants, cafes, supermarkets, parks, and Coney Island attractions are nearby. The property is zoned R7-1 and was built in 1950.
The home is located in Brighton Beach, with access to the Q subway at Ocean Parkway and additional B/Q service at Brighton Beach. The beach, boardwalk, shopping, restaurants, cafes, supermarkets, parks, and Coney Island attractions are nearby. The property is zoned R7-1 and was built in 1950.
Key Highlights
- Two‑family brick, semi‑attached duplex with three stories and a full basement
- Separate 1‑bedroom apartment plus an upper‑level 3‑bedroom duplex
- Private driveway and attached 1‑car garage
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
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
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate apartment and upper-level duplex create a flexible two-unit layout.
Where is this duplex located?
The property is located at 124 Brightwater Court 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: Two‑family brick, semi‑attached duplex with three stories and a full basement; Separate 1‑bedroom apartment plus an upper‑level 3‑bedroom duplex; Private driveway and attached 1‑car garage
