Two-Family Residential Income
For Sale
$1,100,000
4648 Bedford Ave, Brooklyn, NY 11235
Extra-wide fully functional two-family residence with four bedrooms and 2.5 baths in a highly walkable Sheepshead Bay area.
Property Size2,180 SF
Days on Market57
Property Features for 4648 Bedford Ave
General Information
Standard status
Active
Size
2,180 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,168
Building Details
Building Size
2,180 SF
Year Built
1940
Stories
2
Listing Agency:
eXp Realty BKNY
(888) 276-0630
Listed By:
John A. Scotto
(888) 276-0630
Source:
Elliman
Added: Jun 19
Changed: Aug 11
Last Checked: Aug 13 at 11:12AM
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 functional two-family residence features an extra-wide layout designed to provide both privacy and flexibility. The home offers four bedrooms and 2.5 bathrooms, with expansive living spaces and well-proportioned bedrooms throughout. Natural light fills the interiors, supporting a comfortable, livable feel across the plan.
Located on Bedford Avenue in Sheepshead Bay, the property benefits from strong everyday convenience, with a walk score of 87 and an excellent transit score of 72. The area is bikeable as well, with a bike score of 61. The waterfront is described as being just moments away, and the immediate surroundings include popular restaurants, cafes, and nightlife options.
For buyers, the two-family configuration can suit a range of needs, whether you’re looking to occupy one unit and use the other for household support, or planning for a multi-family residential purchase. The extra-wide footprint and practical bedroom-and-bath mix make it a strong fit for households that value space and flexibility in a walkable Brooklyn setting.
Located on Bedford Avenue in Sheepshead Bay, the property benefits from strong everyday convenience, with a walk score of 87 and an excellent transit score of 72. The area is bikeable as well, with a bike score of 61. The waterfront is described as being just moments away, and the immediate surroundings include popular restaurants, cafes, and nightlife options.
For buyers, the two-family configuration can suit a range of needs, whether you’re looking to occupy one unit and use the other for household support, or planning for a multi-family residential purchase. The extra-wide footprint and practical bedroom-and-bath mix make it a strong fit for households that value space and flexibility in a walkable Brooklyn setting.
Key Highlights
- Extra‑wide fully functional 2‑family residence built in 1940
- 4‑bedroom, 2.5‑bath layout with an end‑user, investor, or multi‑generational living setup
- Sheepshead Bay home on Bedford Avenue
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
$76,347
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
6.94%
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%
$1,526,940
$1.5M
Cap Rate 7%
$1,090,671
$1.1M
Cap Rate 9%
$848,300
$848.3K
Market Conditions
NOI Build-Up for 2,180 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
$111.2K $51.00/SF
− Vacancy
−$2.1K −$0.97/SF
EGI
$109.1K $50.03/SF
− OpEx
−$32.7K −$15.01/SF
NOI
$76.3K $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%
$1,526,940
Cap Rate 7%
$1,090,671
Cap Rate 9%
$848,300
Alternative Uses
Best Use
Multifamily LT 5
$1.09M
$954.3K – $1.27M
NOI $76,347 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$950.8K
$831.9K – $1.11M
NOI $66,553 @ 7.0% cap · market cap 6.05%
Theoretical Best
Specialty Retail
$1.81M
$1.58M – $2.11M
NOI $126,353 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,862
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
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 - Extra-wide fully functional two-family residence with four bedrooms and 2.5 baths in a highly walkable Sheepshead Bay area.
Where is this duplex located?
The property is located at 4648 Bedford Ave Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Extra‑wide fully functional 2‑family residence built in 1940; 4‑bedroom, 2.5‑bath layout with an end‑user, investor, or multi‑generational living setup; Sheepshead Bay home on Bedford Avenue
