Brick Two-Family with Private
For Sale
$1,399,999
604A Kosciuszko St, Brooklyn, NY 11221
Two-unit brick duplex offers private outdoor space and gated off-street parking convenience.
Property Size1,886 SF
Days on Market79
Property Features for 604A Kosciuszko St
General Information
Standard status
Active
Size
1,886 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,774
Building Details
Building Size
1,886 SF
Year Built
1993
Stories
2
Tenancy
Multi
Listing Agency:
Exit All Seasons Realty
Listed By:
Alisa M. Cumberbatch
(718) 345-4545
Source:
Elliman
Added: Jun 22
Changed: Aug 26
Last Checked: Sep 7 at 8:03AM
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 Exit All Seasons Realty
Investment Insights
Based on property information with market context.
Brick two-family duplex spanning well over 2,000 square feet, with separate living arrangements on the top floor and lower level. The upper unit includes two bedrooms with a living and dining area, kitchen with a pantry, a full bath, main bedroom with two closets, and access to a private backyard. The lower level provides two additional bedrooms and a bath, plus a dedicated laundry area and boiler room.
Located in Bedford-Stuyvesant, the property is described as minutes from Manhattan with nearby J/M/Z lines. Walk and transit scores are listed as very strong (walkScore 82 and transitScore 84), and bikeScore is listed as 70. The remarks also note a gated driveway directly in front of the property to help avoid alternate side parking challenges. Broadway is referenced as the street across from the property where Bushwick begins.
This configuration can suit owner-occupants seeking additional income from the second unit or buyers looking for a residential income setup in a transit-accessible area. The private backyard access from the upper level, along with on-site laundry and off-street parking through the gated driveway, adds everyday practicality for both tenants and operators.
Located in Bedford-Stuyvesant, the property is described as minutes from Manhattan with nearby J/M/Z lines. Walk and transit scores are listed as very strong (walkScore 82 and transitScore 84), and bikeScore is listed as 70. The remarks also note a gated driveway directly in front of the property to help avoid alternate side parking challenges. Broadway is referenced as the street across from the property where Bushwick begins.
This configuration can suit owner-occupants seeking additional income from the second unit or buyers looking for a residential income setup in a transit-accessible area. The private backyard access from the upper level, along with on-site laundry and off-street parking through the gated driveway, adds everyday practicality for both tenants and operators.
Key Highlights
- Brick two‑family duplex built in 1993
- Spans well over 2,000 sq ft with a top‑floor two‑bedroom unit plus a lower‑level two‑bedroom layout
- Top floor features living and dining area, kitchen with pantry, full bath, main bedroom with two closets, and access to a private backyard
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
$66,051
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
4.72%
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%
$1,321,020
$1.3M
Cap Rate 7%
$943,586
$943.6K
Cap Rate 9%
$733,900
$733.9K
Market Conditions
NOI Build-Up for 1,886 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
$96.2K $51.00/SF
− Vacancy
−$1.8K −$0.97/SF
EGI
$94.4K $50.03/SF
− OpEx
−$28.3K −$15.01/SF
NOI
$66.1K $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%
$1,321,020
Cap Rate 7%
$943,586
Cap Rate 9%
$733,900
Alternative Uses
Best Use
Multifamily LT 5
$943.6K
$825.6K – $1.10M
NOI $66,051 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$822.5K
$719.7K – $959.6K
NOI $57,578 @ 7.0% cap · market cap 4.11%
Theoretical Best
Specialty Retail
$1.56M
$1.37M – $1.82M
NOI $109,313 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,584
Businesses Nearby
Explore this area
Business Placement
Demographics for 11221, NY
89,222
Population
38,690
Households
2.3
Avg Household Size
33
Median Age
42%
College-Educated
84%
High-School Grad
1.4 sq mi
ZIP Area
63,730
Density / Sq Mi
$85,122
Median Household Income
$49,202
Median Earnings
$2,055
Median Rent
$1,061,400
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 - Two-unit brick duplex offers private outdoor space and gated off-street parking convenience.
Where is this duplex located?
The property is located at 604A Kosciuszko St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,399,999.
What are key features of this property?
This property features: Brick two‑family duplex built in 1993; Spans well over 2,000 sq ft with a top‑floor two‑bedroom unit plus a lower‑level two‑bedroom layout; Top floor features living and dining area, kitchen with pantry, full bath, main bedroom with two closets, and access to a private backyard
