Two-Unit Duplex with Bedroom
For Sale
$1,150,000
168 28th Avenue, Brooklyn, NY 11214
MULTI_FAMILY - Brooklyn, NY
Property Size1,880 SF
Lot Size0.04 Acres
Price / SF$611.70
Days on Market52
Property Features for 168 28th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 4, Bathroom 1, Bathroom 3, Bathroom 2
Interior features
Microwave, Refrigerator, Stove
Subdivision
Bath Beach
Standard status
Active
Size
1,880 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
6093
Building Details
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Asphalt
Listing Agency:
Ashford Homes LLC
(929) 364-1301
Listed By:
Njoek Kong Tjon · License #10401380276
(929) 364-1301
Added: Jun 22
Changed: Jul 31
Last Checked: Aug 12 at 5:06PM
MLS# 502493
Copyright © 2026 Brooklyn New York Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Duplex with two units configured as 4 bedrooms over 2 bedrooms, offering flexible living or rental income potential. The home is brick construction with hardwood flooring and an asphalt roof. Interior features include a microwave, refrigerator, and stove, along with multiple bathrooms.
Set on a 0.0444-acre lot and totaling 1,880 square feet, the property is positioned in Brooklyn’s Bath Beach neighborhood near public transportation. The location provides easy access to nearby train lines for commuting throughout Brooklyn and Manhattan, with Coney Island waterfront attractions and seasonal activities just minutes away.
This layout and amenity set support a range of owner-occupant and investor use cases where a two-unit configuration and straightforward in-home features are valuable.
Set on a 0.0444-acre lot and totaling 1,880 square feet, the property is positioned in Brooklyn’s Bath Beach neighborhood near public transportation. The location provides easy access to nearby train lines for commuting throughout Brooklyn and Manhattan, with Coney Island waterfront attractions and seasonal activities just minutes away.
This layout and amenity set support a range of owner-occupant and investor use cases where a two-unit configuration and straightforward in-home features are valuable.
Key Highlights
- Two‑unit duplex configured as 4 bedrooms over 2 bedrooms
- 1,880 square feet total living area
- 0.0444‑acre lot
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
$51,277
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
4.46%
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%
$1,025,540
$1.0M
Cap Rate 7%
$732,529
$732.5K
Cap Rate 9%
$569,744
$569.7K
Market Conditions
NOI Build-Up for 1,880 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
$76.7K $40.80/SF
− Vacancy
−$3.5K −$1.84/SF
EGI
$73.3K $38.96/SF
− OpEx
−$22.0K −$11.69/SF
NOI
$51.3K $27.27/SF
Area
ZIP 11214
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,025,540
Cap Rate 7%
$732,529
Cap Rate 9%
$569,744
Alternative Uses
Best Use
Multifamily LT 5
$732.5K
$641.0K – $854.6K
NOI $51,277 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$656.5K
$574.5K – $765.9K
NOI $45,956 @ 7.0% cap · market cap 4.00%
Theoretical Best
Office A
$1.10M
$959.6K – $1.28M
NOI $76,769 @ 7.0% cap · market cap 6.68%
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
1,348
Businesses Nearby
Explore this area
Business Placement
Demographics for 11214, NY
96,560
Population
33,341
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
76%
High-School Grad
2.0 sq mi
ZIP Area
48,280
Density / Sq Mi
$64,286
Median Household Income
$41,172
Median Earnings
$1,710
Median Rent
$1,007,400
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 - Well-maintained brick duplex with hardwood floors and a 4-over-2 bedroom configuration.
Where is this duplex located?
The property is located at 168 28th Avenue 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‑unit duplex configured as 4 bedrooms over 2 bedrooms; 1,880 square feet total living area; 0.0444‑acre lot
