Limestone Two-Family in Prime
For Sale
$999,999
2465 Bedford Ave, Brooklyn, NY 11226
Two-family home with original details, finished basement, and yard.
Property Size2,000 SF
Lot Size0.05 Acres
Days on Market134
Property Features for 2465 Bedford Ave
General Information
Standard status
Active
Size
2,000 SF
Lot size
0.05 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,549
Building Details
Building Size
2,000 SF
Year Built
1901
Stories
2
Listing Agency:
Century 21 Achievers
Listed By:
Andre Hanniford · License #HANDE791
(718) 758-0600
Source:
Elliman
Added: Apr 28
Changed: Aug 31
Last Checked: Sep 8 at 6:54AM
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 limestone two-family property is located in the Flatbush/Lefferts Garden area. The building features a three-bedroom unit over a two-bedroom unit. A full finished basement with a private entrance is included. The property also has a fully fenced backyard and a fenced front yard garden area. The home retains many original details. The lot size is 20 feet by 100 feet and is zoned R6. The bike score is 68, indicating it is bikeable. The walk score is 86, classifying it as very walkable. The transit score is 98, indicating it is a rider's paradise.
Key Highlights
- Prime Flatbush/Lefferts Garden location.
- Excellent transit access (Transit Score: 98).
- Two‑family home with a 3‑bedroom unit over a 2‑bedroom unit.
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
$50,697
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
5.07%
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%
$1,013,940
$1.0M
Cap Rate 7%
$724,243
$724.2K
Cap Rate 9%
$563,300
$563.3K
Market Conditions
NOI Build-Up for 2,000 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
$75.6K $37.80/SF
− Vacancy
−$3.2K −$1.59/SF
EGI
$72.4K $36.21/SF
− OpEx
−$21.7K −$10.86/SF
NOI
$50.7K $25.35/SF
Area
ZIP 11226
Vacancy
4.20%
Lease Rate
$37.80 /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%
$1,013,940
Cap Rate 7%
$724,243
Cap Rate 9%
$563,300
Alternative Uses
Best Use
Multifamily LT 5
$724.2K
$633.7K – $845.0K
NOI $50,697 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$669.8K
$586.1K – $781.4K
NOI $46,886 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$988.5K
$865.0K – $1.15M
NOI $69,197 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,185
Businesses Nearby
Explore this area
Business Placement
Demographics for 11226, NY
101,727
Population
42,618
Households
2.4
Avg Household Size
37
Median Age
36%
College-Educated
86%
High-School Grad
1.3 sq mi
ZIP Area
78,252
Density / Sq Mi
$81,084
Median Household Income
$49,892
Median Earnings
$1,751
Median Rent
$866,300
Median Home Value
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 - Two-family home with original details, finished basement, and yard.
Where is this duplex located?
The property is located at 2465 Bedford Ave Brooklyn, NY.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Prime Flatbush/Lefferts Garden location.; Excellent transit access (Transit Score: 98).; Two‑family home with a 3‑bedroom unit over a 2‑bedroom unit.
