Detached Brick 3-Family
For Sale
$2,088,000
Pending
132 Bay 28th St, Brooklyn, NY 11214
A fully detached brick triplex with separate backyard access and an oversized detached garage, delivered vacant at closing.
Property Size2,640 SF
Days on Market101
Property Features for 132 Bay 28th St
General Information
Standard status
Pending
Size
2,640 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$10,008
Building Details
Building Size
2,640 SF
Year Built
1935
Stories
2
Listing Agency:
eXp Realty BKNY
Listed By:
Gennaro Lefosse
(888) 276-0630
Source:
Elliman
Added: Jun 3
Changed: Sep 2
Last Checked: Sep 10 at 10:17AM
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 eXp Realty BKNY
Investment Insights
Based on property information with market context.
This fully detached solid brick 3-family home offers a straightforward income-and-occupancy layout with separate access to the backyard. The property includes 6 bedrooms and 5 bathrooms, providing flexible configurations for a range of household and tenant needs. A shared driveway serves the home, and an oversized detached garage adds practical off-street utility.
Located at 132 Bay 28th St in Brooklyn’s Bath Beach area, the property is set on an approximately 30’ x 96.67’ lot with an approximately 20’ x 60’ building footprint (about 2,640 sq. ft. building area). BikeScore is listed at 78 and WalkScore at 78, with TransitScore of 66, supporting daily accessibility by foot, bicycle, and public transit.
The home will be delivered vacant at closing, which can simplify moves for end-users and streamline onboarding for investors. With its detached brick construction, oversized garage, and separate backyard access, it’s well suited for buyers looking for a detached multi-family asset with room to adapt to their preferred living or leasing setup.
Located at 132 Bay 28th St in Brooklyn’s Bath Beach area, the property is set on an approximately 30’ x 96.67’ lot with an approximately 20’ x 60’ building footprint (about 2,640 sq. ft. building area). BikeScore is listed at 78 and WalkScore at 78, with TransitScore of 66, supporting daily accessibility by foot, bicycle, and public transit.
The home will be delivered vacant at closing, which can simplify moves for end-users and streamline onboarding for investors. With its detached brick construction, oversized garage, and separate backyard access, it’s well suited for buyers looking for a detached multi-family asset with room to adapt to their preferred living or leasing setup.
Key Highlights
- Fully detached solid brick 3‑family home in Bath Beach
- Delivered vacant at closing
- Approx. 20' x 60' (2,640 SF) building size with approx. 30' x 96.67' (2,900 SF) lot
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
$72,005
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
3.45%
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%
$1,440,100
$1.4M
Cap Rate 7%
$1,028,643
$1.0M
Cap Rate 9%
$800,056
$800.1K
Market Conditions
NOI Build-Up for 2,640 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
$107.7K $40.80/SF
− Vacancy
−$4.8K −$1.84/SF
EGI
$102.9K $38.96/SF
− OpEx
−$30.9K −$11.69/SF
NOI
$72.0K $27.27/SF
Area
ZIP 11214
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,440,100
Cap Rate 7%
$1,028,643
Cap Rate 9%
$800,056
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$900.1K – $1.20M
NOI $72,005 @ 7.0% cap · market cap 3.45%
Second Best
Apartment 5plus
$921.9K
$806.7K – $1.08M
NOI $64,533 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$1.54M
$1.35M – $1.80M
NOI $107,803 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
3,657
Businesses Nearby
Explore this area
Business Placement
Demographics for 11214, NY
96,560
Population
33,341
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
76%
High-School Grad
2.0 sq mi
ZIP Area
48,280
Density / Sq Mi
$64,286
Median Household Income
$41,172
Median Earnings
$1,710
Median Rent
$1,007,400
Median Home Value
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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?
Triplex - A fully detached brick triplex with separate backyard access and an oversized detached garage, delivered vacant at closing.
Where is this triplex located?
The property is located at 132 Bay 28th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,088,000.
What are key features of this property?
This property features: Fully detached solid brick 3‑family home in Bath Beach; Delivered vacant at closing; Approx. 20' x 60' (2,640 SF) building size with approx. 30' x 96.67' (2,900 SF) lot
