Renovated Brooklyn Two-Family
For Sale
$2,900,000
155 Clifton Pl, Brooklyn, NY 11238
Turnkey two-family townhouse with income potential in Brooklyn.
Property Size3,056 SF
Days on Market123
Property Features for 155 Clifton Pl
General Information
Standard status
Active
Size
3,056 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$6,636
Building Details
Building Size
3,056 SF
Year Built
1899
Units
2
Listing Agency:
Great Success Realty Inc
(516) 668-2346
Listed By:
Yitzhak Cotler · License #31MA1011482
(516) 668-2346
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 24 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 Great Success Realty Inc
Investment Insights
Based on property information with market context.
This turnkey, four-story two-family townhouse with a cellar is situated in a coveted Brooklyn neighborhood, offering volume, flexibility, and income potential. The property has been fully renovated and is configured as a two-bedroom garden apartment and an expansive owner’s triplex, providing a blend of lifestyle and versatility. The garden apartment features a living/dining area, kitchen, in-unit laundry, a full bath, and two bedrooms, including a primary suite with an en-suite bathroom. The owner’s triplex spans three levels and includes living and dining areas, a bathroom, in-unit laundry, and a kitchen that opens to a private deck with stairs leading to the backyard. The upper floors offer flexibility with eight bedrooms and four full bathrooms; the third floor contains four bedrooms and two full baths, and the fourth floor also contains four bedrooms and two full baths. High ceilings and A/C in every room are included. The property has annual property taxes of $6,636. The location is very bikeable with a bike score of 79, very walkable with a walk score of 89, and has excellent transit options with a transit score of 95.
Key Highlights
- Turnkey, fully renovated two‑family townhouse offering immediate move‑in readiness.
- Configured as a two‑bedroom garden apartment (income potential) plus an expansive owner’s triplex.
- Owner's triplex features a kitchen opening to a private deck and backyard, ideal for indoor‑outdoor living.
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
$107,026
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
3.69%
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%
$2,140,520
$2.1M
Cap Rate 7%
$1,528,943
$1.5M
Cap Rate 9%
$1,189,178
$1.2M
Market Conditions
NOI Build-Up for 3,056 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
$155.9K $51.00/SF
− Vacancy
−$3.0K −$0.97/SF
EGI
$152.9K $50.03/SF
− OpEx
−$45.9K −$15.01/SF
NOI
$107.0K $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%
$2,140,520
Cap Rate 7%
$1,528,943
Cap Rate 9%
$1,189,178
Alternative Uses
Best Use
Multifamily LT 5
$1.53M
$1.34M – $1.78M
NOI $107,026 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$1.33M
$1.17M – $1.55M
NOI $93,297 @ 7.0% cap · market cap 3.22%
Theoretical Best
Specialty Retail
$2.53M
$2.21M – $2.95M
NOI $177,126 @ 7.0% cap · market cap 6.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,827
Businesses Nearby
Explore this area
Business Placement
Demographics for 11238, NY
60,090
Population
29,588
Households
2
Avg Household Size
35
Median Age
71%
College-Educated
93%
High-School Grad
1.8 sq mi
ZIP Area
33,383
Density / Sq Mi
$132,957
Median Household Income
$85,179
Median Earnings
$2,511
Median Rent
$1,146,000
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 - Turnkey two-family townhouse with income potential in Brooklyn.
Where is this duplex located?
The property is located at 155 Clifton Pl Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Turnkey, fully renovated two‑family townhouse offering immediate move‑in readiness.; Configured as a two‑bedroom garden apartment (income potential) plus an expansive owner’s triplex.; Owner's triplex features a kitchen opening to a private deck and backyard, ideal for indoor‑outdoor living.
