Brick Two-Family
New
For Sale
$1,100,000
2460 Bragg St, Brooklyn, NY 11235
The property combines a three-bedroom primary residence with a separate two-bedroom rental unit.
Property Size2,244 SF
Lot Size0.05 Acres
Days on Market2
Property Features for 2460 Bragg St
General Information
Standard status
Active
Size
2,244 SF
Total Parking Spaces
2
Lot size
0.05 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/1.5BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$7,778
Amenities
front porch
rear porch
Building Details
Building Size
2,244 SF
Year Built
1955
Buildings
1
Stories
3
Construction
brick
Listing Agency:
Revived Residential
Listed By:
Michael Feldman
(929) 379-3750
Source:
Elliman
Added: Sep 26
Last Checked: Sep 26 at 2:28PM
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 Revived Residential
Investment Insights
Based on property information with market context.
At 2460 Bragg Street, this brick duplex property contains two residences: a three-bedroom, 1.5-bathroom primary home and a separate two-bedroom, one-bathroom rental. The primary residence spans approximately 1,440 square feet and includes a living room, formal dining room, kitchen with stainless steel appliances, wood floors, and front and rear porches. A 720-square-foot basement has its own entrance and high ceilings.
The 20 × 100-foot lot includes two private parking spaces at the rear. The property is in Sheepshead Bay, Brooklyn, and was built in 1955. WalkScore is 80 (Very Walkable), BikeScore is 63 (Bikeable), and TransitScore is 63 (Good Transit).
The 20 × 100-foot lot includes two private parking spaces at the rear. The property is in Sheepshead Bay, Brooklyn, and was built in 1955. WalkScore is 80 (Very Walkable), BikeScore is 63 (Bikeable), and TransitScore is 63 (Good Transit).
Key Highlights
- Two residences: a three‑bedroom, 1.5‑bathroom primary home and a two‑bedroom, one‑bathroom rental
- Approximately 1,440 sq. ft. in the primary residence
- 720 sq. ft. basement with separate entrance and high ceilings
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
$78,589
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
7.14%
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%
$1,571,780
$1.6M
Cap Rate 7%
$1,122,700
$1.1M
Cap Rate 9%
$873,211
$873.2K
Market Conditions
NOI Build-Up for 2,244 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
$114.4K $51.00/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$112.3K $50.03/SF
− OpEx
−$33.7K −$15.01/SF
NOI
$78.6K $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%
$1,571,780
Cap Rate 7%
$1,122,700
Cap Rate 9%
$873,211
Alternative Uses
Best Use
Multifamily LT 5
$1.12M
$982.4K – $1.31M
NOI $78,589 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$978.7K
$856.3K – $1.14M
NOI $68,507 @ 7.0% cap · market cap 6.23%
Theoretical Best
Specialty Retail
$1.86M
$1.63M – $2.17M
NOI $130,062 @ 7.0% cap · market cap 11.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,848
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - The property combines a three-bedroom primary residence with a separate two-bedroom rental unit.
Where is this duplex located?
The property is located at 2460 Bragg St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two residences: a three‑bedroom, 1.5‑bathroom primary home and a two‑bedroom, one‑bathroom rental; Approximately 1,440 sq. ft. in the primary residence; 720 sq. ft. basement with separate entrance and high ceilings
