Two-Family Residence with Private
For Sale
$1,300,000
Pending
276 Woodbine St, Brooklyn, NY 11221
Two-family home with three units, finished basement, and a gated front entry plus a private rear yard.
Property Size3,385 SF
Days on Market116
Property Features for 276 Woodbine St
General Information
Standard status
Pending
Size
3,385 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$3,483
Building Details
Building Size
3,385 SF
Year Built
1920
Units
3
Listing Agency:
EXP Realty
(917) 920-6386
Listed By:
Vincent Koo CBR SRS
(917) 920-6386
Source:
Elliman
Added: May 9
Changed: Aug 27
Last Checked: Aug 31 at 4:04PM
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
Investment Insights
Based on property information with market context.
This two-family residence offers three separate units and approximately 3,385 square feet of interior living space. The main level includes an expansive living and dining area, a functional kitchen with a dedicated laundry area, and multiple storage rooms, with a fully finished basement providing additional living space. Across the upper levels, the property includes additional kitchens and bathrooms, with bright interiors and a mix of tile and hardwood flooring throughout. Interior layouts and configurations should be independently verified.
Exterior features include a gated front entry and a private rear yard that can be used for gardening or outdoor enjoyment. The property is located just blocks from the Myrtle–Wyckoff Avenue subway station, with access to the L and M subway lines, and the surrounding area includes parks, dining, and shopping options.
Exterior features include a gated front entry and a private rear yard that can be used for gardening or outdoor enjoyment. The property is located just blocks from the Myrtle–Wyckoff Avenue subway station, with access to the L and M subway lines, and the surrounding area includes parks, dining, and shopping options.
Key Highlights
- Two‑family home with 3 separate units and approximately 3,385 SF of interior living space
- 6 bedrooms and 3 full bathrooms with a layout spanning the first floor and a fully finished basement
- Main level features a living and dining area, kitchen with dedicated laundry area, and multiple storage rooms
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
$118,548
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
9.12%
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%
$2,370,960
$2.4M
Cap Rate 7%
$1,693,543
$1.7M
Cap Rate 9%
$1,317,200
$1.3M
Market Conditions
NOI Build-Up for 3,385 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
$172.6K $51.00/SF
− Vacancy
−$3.3K −$0.97/SF
EGI
$169.4K $50.03/SF
− OpEx
−$50.8K −$15.01/SF
NOI
$118.5K $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%
$2,370,960
Cap Rate 7%
$1,693,543
Cap Rate 9%
$1,317,200
Alternative Uses
Best Use
Multifamily LT 5
$1.69M
$1.48M – $1.98M
NOI $118,548 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$1.48M
$1.29M – $1.72M
NOI $103,341 @ 7.0% cap · market cap 7.95%
Theoretical Best
Specialty Retail
$2.80M
$2.45M – $3.27M
NOI $196,195 @ 7.0% cap · market cap 15.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,245
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-family home with three units, finished basement, and a gated front entry plus a private rear yard.
Where is this duplex located?
The property is located at 276 Woodbine St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Two‑family home with 3 separate units and approximately 3,385 SF of interior living space; 6 bedrooms and 3 full bathrooms with a layout spanning the first floor and a fully finished basement; Main level features a living and dining area, kitchen with dedicated laundry area, and multiple storage rooms
