All-Brick Duplex
For Sale
$1,850,000
2814 E 28th St, Brooklyn, NY 11235
Two-family residence with separate living areas, a finished basement, private outdoor space, and gated driveway access.
Property Size2,340 SF
Days on Market124
Property Features for 2814 E 28th St
General Information
Standard status
Active
Size
2,340 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$11,100
Building Details
Building Size
2,340 SF
Year Built
1995
Stories
3
Listing Agency:
Maximillion Realty, Inc.
(718) 376-9300
Listed By:
Alla Veksler
(718) 376-9300
Source:
Elliman
Added: Apr 28
Changed: Aug 29
Last Checked: Aug 29 at 7:13PM
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 Maximillion Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1995, this all-brick two-family residence includes a three-bedroom duplex spanning the first and second floors, plus a two-bedroom apartment on the third floor with its own entrance. The main residence features a finished basement with a kitchenette and full bath, along with parquet flooring, a windowed kitchen, stainless steel appliances, a washer/dryer combination, dining space, an outdoor terrace, balcony, and private backyard. The upper apartment includes a living room, separate kitchen, and balcony.
The property is fully gated and includes a private driveway. Separate utility infrastructure consists of 3 electric meters and 2 gas meters. The home is located at 2814 E 28th St near Emmons Avenue, with access to nearby restaurants, grocery stores, schools, parks, the bay, and transportation options. WalkScore is 87, TransitScore is 72, and BikeScore is 61.
The property is fully gated and includes a private driveway. Separate utility infrastructure consists of 3 electric meters and 2 gas meters. The home is located at 2814 E 28th St near Emmons Avenue, with access to nearby restaurants, grocery stores, schools, parks, the bay, and transportation options. WalkScore is 87, TransitScore is 72, and BikeScore is 61.
Key Highlights
- Two‑family layout with a three‑bedroom duplex and separate two‑bedroom third‑floor apartment
- Finished basement with kitchenette and full bath; accessible from the street or main unit
- Built in 1995 with all‑brick construction
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
$81,951
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
4.43%
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%
$1,639,020
$1.6M
Cap Rate 7%
$1,170,729
$1.2M
Cap Rate 9%
$910,567
$910.6K
Market Conditions
NOI Build-Up for 2,340 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
$119.3K $51.00/SF
− Vacancy
−$2.3K −$0.97/SF
EGI
$117.1K $50.03/SF
− OpEx
−$35.1K −$15.01/SF
NOI
$82.0K $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%
$1,639,020
Cap Rate 7%
$1,170,729
Cap Rate 9%
$910,567
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.02M – $1.37M
NOI $81,951 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$1.02M
$893.0K – $1.19M
NOI $71,438 @ 7.0% cap · market cap 3.86%
Theoretical Best
Specialty Retail
$1.94M
$1.70M – $2.26M
NOI $135,626 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,272
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 - Two-family residence with separate living areas, a finished basement, private outdoor space, and gated driveway access.
Where is this duplex located?
The property is located at 2814 E 28th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Two‑family layout with a three‑bedroom duplex and separate two‑bedroom third‑floor apartment; Finished basement with kitchenette and full bath; accessible from the street or main unit; Built in 1995 with all‑brick construction
