Two-Family Brick
For Sale
$1,750,000
Pending
13 DENTON Pl, Brooklyn, NY 11215
As-is two-family brick townhouse built circa 1899 with updated electric, newer roof, and original wood floors.
Property Size1,000 SF
Days on Market117
Property Features for 13 DENTON Pl
General Information
Standard status
Pending
Size
1,000 SF
Property subtype
Multi Family
Zoning
R6B
Additional Details
Opportunity Zone
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,364
Building Details
Building Size
1,000 SF
Year Built
1899
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
(917) 710-6504
Listed By:
Cara A Sadownick · License #10301204573 (NY)
(917) 710-6504
Source:
Elliman
Added: Apr 28
Changed: Aug 8
Last Checked: Jul 31 at 12:36PM
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 Cara A Sadownick
Investment Insights
Based on property information with market context.
This as-is sale features a two-family brick townhouse built circa 1899. The 20' x 50' home includes two residential floors and a partially finished basement, plus a cellar space with two small windows and solid stair access to both the front and rear yards. Interior space totals approximately 1,748 square feet, with an additional approximately 874 square feet of cellar area and approximately 950 square feet of exterior yard space. The existing layout includes 3–4 bedrooms, three bathrooms, and two eat-in kitchens, with original wood floors. Updates include electric service and a newer roof.
The property sits in the Gowanus Mixed-Use Rezoning area and is zoned R6B, with a stated maximum FAR of 2.0 and a current FAR of 0.97, leaving approximately 1,854 square feet of additional buildable area available (per PropertyShark). Unapproved plans for a two-family configuration are available upon request, and the property is located within an Opportunity Zone. It is on a quiet street and benefits from transit accessibility, including Citi Bike stations and the Union Street R train, with multiple subway lines near Atlantic Terminal.
Redevelopment and repositioning opportunities are supported by the site’s zoning and layout, while preserving the ability to improve and reconfigure the existing structure.
The property sits in the Gowanus Mixed-Use Rezoning area and is zoned R6B, with a stated maximum FAR of 2.0 and a current FAR of 0.97, leaving approximately 1,854 square feet of additional buildable area available (per PropertyShark). Unapproved plans for a two-family configuration are available upon request, and the property is located within an Opportunity Zone. It is on a quiet street and benefits from transit accessibility, including Citi Bike stations and the Union Street R train, with multiple subway lines near Atlantic Terminal.
Redevelopment and repositioning opportunities are supported by the site’s zoning and layout, while preserving the ability to improve and reconfigure the existing structure.
Key Highlights
- As‑is two‑family brick townhouse built circa 1899 on a 90' lot
- Approx. 1,748 SF interior plus approx. 874 SF cellar with two small windows and stair access to front and rear yards
- Approx. 950 SF exterior yard area with original wood floors and a flexible 3–4 bedroom, 3‑bath layout
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
$61,218
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
3.50%
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%
$1,224,360
$1.2M
Cap Rate 7%
$874,543
$874.5K
Cap Rate 9%
$680,200
$680.2K
Market Conditions
NOI Build-Up for 1,748 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
$89.1K $51.00/SF
− Vacancy
−$1.7K −$0.97/SF
EGI
$87.5K $50.03/SF
− OpEx
−$26.2K −$15.01/SF
NOI
$61.2K $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%
$1,224,360
Cap Rate 7%
$874,543
Cap Rate 9%
$680,200
Alternative Uses
Best Use
Multifamily LT 5
$874.5K
$765.2K – $1.02M
NOI $61,218 @ 7.0% cap · market cap 3.50%
Second Best
Apartment 5plus
$762.4K
$667.1K – $889.4K
NOI $53,365 @ 7.0% cap · market cap 3.05%
Theoretical Best
Specialty Retail
$1.45M
$1.27M – $1.69M
NOI $101,314 @ 7.0% cap · market cap 5.79%
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
8,568
Businesses Nearby
Explore this area
Business Placement
Demographics for 11215, NY
67,493
Population
32,197
Households
2.1
Avg Household Size
37
Median Age
80%
College-Educated
96%
High-School Grad
2.2 sq mi
ZIP Area
30,679
Density / Sq Mi
$180,773
Median Household Income
$99,151
Median Earnings
$2,803
Median Rent
$1,674,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - As-is two-family brick townhouse built circa 1899 with updated electric, newer roof, and original wood floors.
Where is this duplex located?
The property is located at 13 DENTON Pl Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: As‑is two‑family brick townhouse built circa 1899 on a 90' lot; Approx. 1,748 SF interior plus approx. 874 SF cellar with two small windows and stair access to front and rear yards; Approx. 950 SF exterior yard area with original wood floors and a flexible 3–4 bedroom, 3‑bath layout
