Five-Story Brownstone Quadplex with
New
For Sale
$2,950,000
183 Lefferts Place, Brooklyn, NY 11238
Four-unit brownstone property with private parking and a flexible residential configuration.
Property Size4,020 SF
Price / SF$733.83
Days on Market4
Property Features for 183 Lefferts Place
General Information
Standard status
Active
Size
4,020 SF
Property subtype
Multi Family
Units
Unit Mix
3 x one-bedroom simplex, 1 x two-bedroom duplex
Multifamily Units
4
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$5,544
Building Details
Building Size
4,020 SF
Year Built
1899
Stories
5
Construction
brownstone
Listing Agency:
Corcoran Group
Listed By:
Kyle L Talbott · License #10301207778 (NY)
(718) 809-1029
Source:
Penrealty
Added: Sep 7
Changed: Sep 9
Last Checked: Sep 9 at 3:40PM
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 Corcoran Group
Investment Insights
Based on property information with market context.
Built in 1899, this five-story brownstone contains approximately 4,020 square feet and four residential units. The current layout includes three one-bedroom simplex apartments and a top-floor two-bedroom duplex, along with private parking. High ceilings, ample natural light, generous room proportions, and preserved architectural details contribute to the building’s residential character.
The property is located on Lefferts Place in Brooklyn, near cafes, restaurants, parks, cultural institutions, and the A/C/S subway lines. Its existing configuration supports continued multifamily use, while the layout also provides flexibility for an owner’s residence, a single-family arrangement, or a multigenerational home, as described in the property information.
The property is located on Lefferts Place in Brooklyn, near cafes, restaurants, parks, cultural institutions, and the A/C/S subway lines. Its existing configuration supports continued multifamily use, while the layout also provides flexibility for an owner’s residence, a single-family arrangement, or a multigenerational home, as described in the property information.
Key Highlights
- Approximately 4,020 square feet across five stories
- Four residential units in the current configuration
- Three one‑bedroom simplex apartments plus a top‑floor two‑bedroom duplex
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
$140,787
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
4.77%
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%
$2,815,740
$2.8M
Cap Rate 7%
$2,011,243
$2.0M
Cap Rate 9%
$1,564,300
$1.6M
Market Conditions
NOI Build-Up for 4,020 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
$205.0K $51.00/SF
− Vacancy
−$3.9K −$0.97/SF
EGI
$201.1K $50.03/SF
− OpEx
−$60.3K −$15.01/SF
NOI
$140.8K $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%
$2,815,740
Cap Rate 7%
$2,011,243
Cap Rate 9%
$1,564,300
Alternative Uses
Best Use
Multifamily LT 5
$2.01M
$1.76M – $2.35M
NOI $140,787 @ 7.0% cap · market cap 4.77%
Second Best
Apartment 5plus
$1.75M
$1.53M – $2.05M
NOI $122,726 @ 7.0% cap · market cap 4.16%
Theoretical Best
Specialty Retail
$3.33M
$2.91M – $3.88M
NOI $232,999 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
6,088
Businesses Nearby
Explore this area
Business Placement
Demographics for 11238, NY
60,090
Population
29,588
Households
2
Avg Household Size
35
Median Age
71%
College-Educated
93%
High-School Grad
1.8 sq mi
ZIP Area
33,383
Density / Sq Mi
$132,957
Median Household Income
$85,179
Median Earnings
$2,511
Median Rent
$1,146,000
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?
Quadplex - Four-unit brownstone property with private parking and a flexible residential configuration.
Where is this quadplex located?
The property is located at 183 Lefferts Place Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: Approximately 4,020 square feet across five stories; Four residential units in the current configuration; Three one‑bedroom simplex apartments plus a top‑floor two‑bedroom duplex
