Detached Brick Two-Family
For Sale
$1,150,000
186 E 39th St, Brooklyn, NY 11203
Hardwood floors and interior stairs in a detached brick duplex with shared driveway and finished basement.
Property Size1,920 SF
Days on Market30
Property Features for 186 E 39th St
General Information
Standard status
Active
Size
1,920 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,737
Amenities
hardwood floors
interior stairs
shared driveway
detached garage
full finished basement
Building Details
Building Size
1,920 SF
Year Built
1920
Stories
2
Construction
brick
Tenancy
Multi
Listing Agency:
Fillmore R.E - 2990 Avenue U
(718) 377-6161
Listed By:
Cheryl A. Slocum
(718) 377-6161
Source:
Elliman
Added: Jul 28
Changed: Aug 25
Last Checked: Aug 25 at 10:55AM
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 Fillmore R.E - 2990 Avenue U
Investment Insights
Based on property information with market context.
Detached two-family brick home in East Flatbush. The layout includes 3 bedrooms and 1 full bath over 3 bedrooms with 1 full bath, plus an additional 3/4 bath. A full finished basement provides two additional 3/4 bathrooms, supporting flexible day-to-day use.
Interior features include hardwood floors throughout and interior stairs. The home also has a shared driveway and a detached garage, with classic brick construction throughout. The property is being sold As Is and is shown by appointment only.
Conveniently located near Kings County Hospital, University Hospital at Downstate, and SUNY Downstate Health Sciences University, including the College of Medicine, College of Nursing, and School of Health Professions, as well as Kingsbrook Jewish Medical Center. WalkScore is 95 and transitScore is 100, indicating strong walkability and transit access.
Interior features include hardwood floors throughout and interior stairs. The home also has a shared driveway and a detached garage, with classic brick construction throughout. The property is being sold As Is and is shown by appointment only.
Conveniently located near Kings County Hospital, University Hospital at Downstate, and SUNY Downstate Health Sciences University, including the College of Medicine, College of Nursing, and School of Health Professions, as well as Kingsbrook Jewish Medical Center. WalkScore is 95 and transitScore is 100, indicating strong walkability and transit access.
Key Highlights
- Two‑family detached brick home with classic brick construction
- Configuration includes 3 bedrooms/1 full bath over 3 bedrooms/1 full bath plus 3/4 bath
- Full finished basement with two additional 3/4 bathrooms
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
$67,242
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
5.85%
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%
$1,344,840
$1.3M
Cap Rate 7%
$960,600
$960.6K
Cap Rate 9%
$747,133
$747.1K
Market Conditions
NOI Build-Up for 1,920 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
$97.9K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$96.1K $50.03/SF
− OpEx
−$28.8K −$15.01/SF
NOI
$67.2K $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%
$1,344,840
Cap Rate 7%
$960,600
Cap Rate 9%
$747,133
Alternative Uses
Best Use
Multifamily LT 5
$960.6K
$840.5K – $1.12M
NOI $67,242 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$837.4K
$732.7K – $976.9K
NOI $58,616 @ 7.0% cap · market cap 5.10%
Theoretical Best
Specialty Retail
$1.59M
$1.39M – $1.85M
NOI $111,283 @ 7.0% cap · market cap 9.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,541
Businesses Nearby
Explore this area
Business Placement
Demographics for 11203, NY
81,824
Population
33,434
Households
2.4
Avg Household Size
41
Median Age
26%
College-Educated
88%
High-School Grad
2.1 sq mi
ZIP Area
38,964
Density / Sq Mi
$68,028
Median Household Income
$47,302
Median Earnings
$1,566
Median Rent
$677,700
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 - Hardwood floors and interior stairs in a detached brick duplex with shared driveway and finished basement.
Where is this duplex located?
The property is located at 186 E 39th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Two‑family detached brick home with classic brick construction; Configuration includes 3 bedrooms/1 full bath over 3 bedrooms/1 full bath plus 3/4 bath; Full finished basement with two additional 3/4 bathrooms
