Historic Brownstone Duplex
For Sale
$4,200,000
18 S Oxford Street, Brooklyn, NY 11217
Four-story brownstone currently arranged as two duplex residences with a fenced backyard and original architectural details.
Property Size3,890 SF
Lot Size0.05 Acres
Price / SF$1,079
Days on Market13
Property Features for 18 S Oxford Street
General Information
Standard status
Active
Size
3,890 SF
Lot size
0.05 Acres
Property subtype
Multi Family
Site & Location
Road Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$20,159
Building Details
Building Size
3,890 SF
Year Built
1864
Buildings
1
Stories
4
Construction
Italianate brownstone
Listing Agency:
Compass
Listed By:
David Favale · License #10301202087
(646) 461-6633
Source:
Nilelundgren
Added: Sep 10
Changed: Sep 21
Last Checked: Sep 21 at 6:41AM
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 Compass
Investment Insights
Based on property information with market context.
Built in 1864, this brownstone spans four stories plus a cellar and is currently arranged as two duplex residences. The 20-foot-wide home extends across a 100-foot lot and includes a west-facing fenced backyard. Interior features include an entry vestibule, period moldings, original fixtures, a traditional stair and banister, and two matching marble mantels on the parlor floor. The facade is in excellent condition, while the property retains significant historic character.
Architectural plans have been submitted for approval for a two-family residence with a backyard solarium and kitchen extension. The Certificate of Non Harassment has been issued. Located at 18 S Oxford Street in Brooklyn, the property is near Fort Greene Park, weekend farmers and artisans markets, and subway access to downtown Manhattan.
Architectural plans have been submitted for approval for a two-family residence with a backyard solarium and kitchen extension. The Certificate of Non Harassment has been issued. Located at 18 S Oxford Street in Brooklyn, the property is near Fort Greene Park, weekend farmers and artisans markets, and subway access to downtown Manhattan.
Key Highlights
- 1864 brownstone on a 20‑foot‑wide by 100‑foot lot
- Currently configured as two duplex residences
- Four stories plus cellar with 3,890 SF of property size
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
$136,234
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
3.24%
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%
$2,724,680
$2.7M
Cap Rate 7%
$1,946,200
$1.9M
Cap Rate 9%
$1,513,711
$1.5M
Market Conditions
NOI Build-Up for 3,890 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
$198.4K $51.00/SF
− Vacancy
−$3.8K −$0.97/SF
EGI
$194.6K $50.03/SF
− OpEx
−$58.4K −$15.01/SF
NOI
$136.2K $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%
$2,724,680
Cap Rate 7%
$1,946,200
Cap Rate 9%
$1,513,711
Alternative Uses
Best Use
Multifamily LT 5
$1.95M
$1.70M – $2.27M
NOI $136,234 @ 7.0% cap · market cap 3.24%
Second Best
Apartment 5plus
$1.70M
$1.48M – $1.98M
NOI $118,758 @ 7.0% cap · market cap 2.83%
Theoretical Best
Specialty Retail
$3.22M
$2.82M – $3.76M
NOI $225,464 @ 7.0% cap · market cap 5.37%
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
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8,382
Businesses Nearby
Explore this area
Business Placement
Demographics for 11217, NY
42,417
Population
21,590
Households
2
Avg Household Size
36
Median Age
73%
College-Educated
93%
High-School Grad
0.7 sq mi
ZIP Area
60,596
Density / Sq Mi
$158,314
Median Household Income
$95,067
Median Earnings
$2,800
Median Rent
$1,614,200
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 - Four-story brownstone currently arranged as two duplex residences with a fenced backyard and original architectural details.
Where is this duplex located?
The property is located at 18 S Oxford Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: 1864 brownstone on a 20‑foot‑wide by 100‑foot lot; Currently configured as two duplex residences; Four stories plus cellar with 3,890 SF of property size
