Residential Income Property with Private
For Sale
$850,000
184 HAWTHORNE Street 1A, Brooklyn, NY 11225
Newly constructed duplex condominium with private outdoor space, central air, and an in-unit washer/dryer.
Property Size1,057 SF
Price / SF$804.16
Days on Market116
Property Features for 184 HAWTHORNE Street 1A
General Information
Standard status
Active
Size
1,057 SF
Property subtype
Duplex
Building Details
Building Size
1,057 SF
Year Built
2025
Listing Agency:
Serhant
(646) 650-6456
Listed By:
Alexandra Newman
(646) 650-6456
Source:
Howardhannanyc
Added: May 1
Changed: Aug 22
Last Checked: Aug 24 at 12:37PM
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 Serhant
Investment Insights
Based on property information with market context.
This newly constructed duplex condominium combines a one-bedroom, one-and-a-half-bath layout with 1,057 square feet of interior space. The upper level includes a living area with oversized windows, integrated sound, and a custom kitchen equipped with quartzite countertops, a Bertazzoni paneled refrigerator, vented Bosch range, and wine cooler. Central air and an in-unit washer/dryer add everyday convenience. The bedroom features a walk-in closet and en-suite bathroom with a glass-enclosed soaking tub.
The lower level contributes an additional 433 square feet that can accommodate a media lounge, dining area, or office, along with a half bath and access to a private patio. A private front yard provides additional outdoor space, while residents also have access to a shared rooftop deck. The 2025 building contains eight residences and is located in Prospect Lefferts Gardens, near Prospect Park, the Q subway at Parkside Avenue, and the 2/5 subway at Winthrop Street.
The lower level contributes an additional 433 square feet that can accommodate a media lounge, dining area, or office, along with a half bath and access to a private patio. A private front yard provides additional outdoor space, while residents also have access to a shared rooftop deck. The 2025 building contains eight residences and is located in Prospect Lefferts Gardens, near Prospect Park, the Q subway at Parkside Avenue, and the 2/5 subway at Winthrop Street.
Key Highlights
- 1,057‑square‑foot one‑bedroom, one‑and‑a‑half‑bath duplex
- Additional 433 square feet on the lower level
- Private front yard and patio, plus shared rooftop deck
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
$32,269
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
3.80%
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%
$645,380
$645.4K
Cap Rate 7%
$460,986
$461.0K
Cap Rate 9%
$358,544
$358.5K
Market Conditions
NOI Build-Up for 1,057 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
$59.9K $56.64/SF
− Vacancy
−$1.2K −$1.13/SF
EGI
$58.7K $55.51/SF
− OpEx
−$26.4K −$24.98/SF
NOI
$32.3K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /SF/Yr
Expense Ratio
45.00%
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%
$645,380
Cap Rate 7%
$460,986
Cap Rate 9%
$358,544
Alternative Uses
Best Use
Apartment 5plus
$461.0K
$403.4K – $537.8K
NOI $32,269 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$875.2K
$765.8K – $1.02M
NOI $61,264 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,886
Businesses Nearby
Explore this area
Business Placement
Demographics for 11225, NY
58,786
Population
26,703
Households
2.2
Avg Household Size
36
Median Age
48%
College-Educated
89%
High-School Grad
0.9 sq mi
ZIP Area
65,318
Density / Sq Mi
$85,201
Median Household Income
$54,639
Median Earnings
$1,733
Median Rent
$1,218,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Newly constructed duplex condominium with private outdoor space, central air, and an in-unit washer/dryer.
Where is this residential income property located?
The property is located at 184 HAWTHORNE Street 1A Brooklyn, NY.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 1,057‑square‑foot one‑bedroom, one‑and‑a‑half‑bath duplex; Additional 433 square feet on the lower level; Private front yard and patio, plus shared rooftop deck
