Semi-Detached 3-Family
For Sale
$1,580,000
2928 86th St, Brooklyn, NY 11223
Three above-ground units in a semi-detached building with private driveway and parking on an oversized lot.
Property Size3,630 SF
Lot Size0.08 Acres
Price / SF$398.99
Days on Market68
Property Features for 2928 86th St
General Information
Standard status
Active
Size
3,630 SF
Lot size
0.08 Acres
Property subtype
Multi Family
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$12,721
Building Details
Building Size
3,630 SF
Year Built
1965
Stories
3
Tenancy
Multi
Listing Agency:
RE/MAX Real Estate Professiona
(718) 872-5522
Listed By:
Xiao Hua (Jessie) Zhou
(718) 872-5522
Source:
Elliman
Added: Jun 16
Changed: Aug 10
Last Checked: Aug 22 at 12:10PM
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 RE/MAX Real Estate Professiona
Investment Insights
Based on property information with market context.
Located at 2928 86th St in Brooklyn’s Bensonhurst, this semi-detached three-family property is set on an oversized 32' x 115' lot. The building measures approximately 24' x 55' and is arranged across three above-ground stories, providing well-proportioned living space with abundant natural light. The property also includes a private driveway and additional parking, offering practical off-street convenience for residents and guests.
The home is positioned for everyday access to shopping, dining, schools, and public transportation. Public remarks note easy access to the N and F subway lines, supported by a transitScore of 100 (Rider’s Paradise), along with a walkScore of 92 (Walker’s Paradise) and a bikeScore of 72 (Very Bikeable).
This layout and parking configuration can suit a range of owner-occupant or income-focused buyers looking for a multi-family structure with on-site off-street options and straightforward neighborhood accessibility. With three above-ground units and a generous building-to-lot footprint, the property supports multiple household configurations under one roof while remaining manageable within a residential three-family format.
The home is positioned for everyday access to shopping, dining, schools, and public transportation. Public remarks note easy access to the N and F subway lines, supported by a transitScore of 100 (Rider’s Paradise), along with a walkScore of 92 (Walker’s Paradise) and a bikeScore of 72 (Very Bikeable).
This layout and parking configuration can suit a range of owner-occupant or income-focused buyers looking for a multi-family structure with on-site off-street options and straightforward neighborhood accessibility. With three above-ground units and a generous building-to-lot footprint, the property supports multiple household configurations under one roof while remaining manageable within a residential three-family format.
Key Highlights
- Semi‑detached 3‑family with three above‑ground units
- 1965 build on an oversized 32' x 115' lot
- 24' x 55' building size across three above‑ground stories
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
$138,686
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
8.78%
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%
$2,773,720
$2.8M
Cap Rate 7%
$1,981,229
$2.0M
Cap Rate 9%
$1,540,956
$1.5M
Market Conditions
NOI Build-Up for 3,960 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
$202.0K $51.00/SF
− Vacancy
−$3.8K −$0.97/SF
EGI
$198.1K $50.03/SF
− OpEx
−$59.4K −$15.01/SF
NOI
$138.7K $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%
$2,773,720
Cap Rate 7%
$1,981,229
Cap Rate 9%
$1,540,956
Alternative Uses
Best Use
Multifamily LT 5
$1.98M
$1.73M – $2.31M
NOI $138,686 @ 7.0% cap · market cap 8.78%
Second Best
Apartment 5plus
$1.73M
$1.51M – $2.01M
NOI $120,895 @ 7.0% cap · market cap 7.65%
Theoretical Best
Specialty Retail
$3.28M
$2.87M – $3.83M
NOI $229,522 @ 7.0% cap · market cap 14.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,891
Businesses Nearby
Explore this area
Business Placement
Demographics for 11223, NY
83,519
Population
28,857
Households
2.9
Avg Household Size
37
Median Age
34%
College-Educated
78%
High-School Grad
2.1 sq mi
ZIP Area
39,771
Density / Sq Mi
$63,950
Median Household Income
$40,592
Median Earnings
$1,653
Median Rent
$1,063,200
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?
Triplex - Three above-ground units in a semi-detached building with private driveway and parking on an oversized lot.
Where is this triplex located?
The property is located at 2928 86th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,580,000.
What are key features of this property?
This property features: Semi‑detached 3‑family with three above‑ground units; 1965 build on an oversized 32' x 115' lot; 24' x 55' building size across three above‑ground stories
