Manhattan Beach Duplex For
For Sale
$1,399,000
Pending
135 Jaffray St, Brooklyn, NY 11235
Two-family duplex near the beach and bay in Brooklyn.
Property Size1,786 SF
Lot Size0.07 Acres
Days on Market167
Property Features for 135 Jaffray St
General Information
Standard status
Pending
Size
1,786 SF
Lot size
0.07 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$14,141
Building Details
Building Size
1,786 SF
Year Built
1950
Stories
3
Listing Agency:
BRIGHT HORIZONS REALTY INC
(718) 615-1441
Listed By:
Katherine A. Pontone
(718) 615-1441
Source:
Elliman
Added: Mar 11
Changed: Aug 22
Last Checked: Aug 24 at 6:45AM
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 BRIGHT HORIZONS REALTY INC
Investment Insights
Based on property information with market context.
This is a two-family, semi-attached side hall duplex located in Manhattan Beach, Brooklyn. The property features a 3-bedroom unit with 2.5 bathrooms, a large living room, a dining room with access to a back deck and yard, two additional bedrooms, a full bath, and a primary bedroom with a 3/4 bath. Additionally, there is a 2-bedroom, 1-bath walk-in unit on a 30 x 100 lot. The property includes gas heat, 220 wiring, a private drive, and a garage. It also has a back and side yard. The property is located near the beach and bay.
Key Highlights
- Two‑family home ideal for rental income or multi‑generational living.
- Prime location near Manhattan Beach and the bay.
- Includes a private driveway and garage.
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
$62,549
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
4.47%
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%
$1,250,980
$1.3M
Cap Rate 7%
$893,557
$893.6K
Cap Rate 9%
$694,989
$695.0K
Market Conditions
NOI Build-Up for 1,786 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
$91.1K $51.00/SF
− Vacancy
−$1.7K −$0.97/SF
EGI
$89.4K $50.03/SF
− OpEx
−$26.8K −$15.01/SF
NOI
$62.5K $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%
$1,250,980
Cap Rate 7%
$893,557
Cap Rate 9%
$694,989
Alternative Uses
Best Use
Multifamily LT 5
$893.6K
$781.9K – $1.04M
NOI $62,549 @ 7.0% cap · market cap 4.47%
Second Best
Apartment 5plus
$778.9K
$681.6K – $908.8K
NOI $54,525 @ 7.0% cap · market cap 3.90%
Theoretical Best
Specialty Retail
$1.48M
$1.29M – $1.73M
NOI $103,517 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,872
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 duplex near the beach and bay in Brooklyn.
Where is this duplex located?
The property is located at 135 Jaffray St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Two‑family home ideal for rental income or multi‑generational living.; Prime location near Manhattan Beach and the bay.; Includes a private driveway and garage.
