Renovated Two-Family
For Sale
$3,795,000
134 Macon St, Brooklyn, NY 11216
Flexible owner’s residence with a separate garden apartment, private outdoor areas, and updated interior systems.
Property Size4,399 SF
Days on Market12
Property Features for 134 Macon St
General Information
Standard status
Active
Size
4,399 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,545
Amenities
wood-burning fireplace
private terrace
rooftop
in-unit washer/dryer
zoned central air conditioning
built-in speaker system
landscaped backyard
Building Details
Building Size
4,399 SF
Year Built
1899
Buildings
1
Units
2
Listing Agency:
(917) 246-8581
Listed By:
Tali Berzak
(917) 246-8581
Source:
Elliman
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 23 at 7:17AM
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 Tali Berzak
Investment Insights
Based on property information with market context.
This two-family townhouse at 134 Macon St, Brooklyn, NY 11216 combines a spacious owner’s residence with an independent garden apartment. The main home includes connected living and dining areas, a kitchen with custom cabinetry, marble countertops, stainless steel appliances, and a center island, plus a wood-burning fireplace and oversized windows. A terrace, private rooftop, and landscaped backyard extend the usable living areas outdoors.
The upper levels provide a primary suite with wet bar, walk-in dressing closet, and spa-inspired bath, along with four additional bedrooms and three bathrooms. The separate two-bedroom, two-bath garden apartment has its own entrance, kitchen, living area, in-unit washer and dryer, and direct backyard access. Oak flooring, custom millwork, zoned central air conditioning, and a built-in speaker system are included. Constructed in 1899, the property is near neighborhood dining, parks, and cultural destinations, with access to the A and C subway lines and B26 bus. Walk Score is 91, Transit Score is 100, and bikeScore is 87.
The upper levels provide a primary suite with wet bar, walk-in dressing closet, and spa-inspired bath, along with four additional bedrooms and three bathrooms. The separate two-bedroom, two-bath garden apartment has its own entrance, kitchen, living area, in-unit washer and dryer, and direct backyard access. Oak flooring, custom millwork, zoned central air conditioning, and a built-in speaker system are included. Constructed in 1899, the property is near neighborhood dining, parks, and cultural destinations, with access to the A and C subway lines and B26 bus. Walk Score is 91, Transit Score is 100, and bikeScore is 87.
Key Highlights
- Two‑family townhouse with a separate two‑bedroom, two‑bath garden apartment
- Main residence includes five bedrooms, four bathrooms, terrace, and private rooftop
- Independent apartment has its own entrance, in‑unit washer and dryer, and backyard access
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
$154,060
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
4.06%
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%
$3,081,200
$3.1M
Cap Rate 7%
$2,200,857
$2.2M
Cap Rate 9%
$1,711,778
$1.7M
Market Conditions
NOI Build-Up for 4,399 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
$224.3K $51.00/SF
− Vacancy
−$4.3K −$0.97/SF
EGI
$220.1K $50.03/SF
− OpEx
−$66.0K −$15.01/SF
NOI
$154.1K $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%
$3,081,200
Cap Rate 7%
$2,200,857
Cap Rate 9%
$1,711,778
Alternative Uses
Best Use
Multifamily LT 5
$2.20M
$1.93M – $2.57M
NOI $154,060 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$1.92M
$1.68M – $2.24M
NOI $134,297 @ 7.0% cap · market cap 3.54%
Theoretical Best
Specialty Retail
$3.64M
$3.19M – $4.25M
NOI $254,966 @ 7.0% cap · market cap 6.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
5,450
Businesses Nearby
Explore this area
Business Placement
Demographics for 11216, NY
61,251
Population
28,825
Households
2.1
Avg Household Size
34
Median Age
56%
College-Educated
91%
High-School Grad
1.0 sq mi
ZIP Area
61,251
Density / Sq Mi
$95,000
Median Household Income
$61,389
Median Earnings
$2,180
Median Rent
$1,398,400
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 - Flexible owner’s residence with a separate garden apartment, private outdoor areas, and updated interior systems.
Where is this duplex located?
The property is located at 134 Macon St Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,795,000.
What are key features of this property?
This property features: Two‑family townhouse with a separate two‑bedroom, two‑bath garden apartment; Main residence includes five bedrooms, four bathrooms, terrace, and private rooftop; Independent apartment has its own entrance, in‑unit washer and dryer, and backyard access
