Duplex With Accessory Dwelling
For Sale
$1,050,000
1991 Pacific St, Brooklyn, NY 11233
Residential Income, Brooklyn, NY
Property Size2,994 SF
Lot Size0.04 Acres
Price / SF$350.70
Days on Market65
Property Features for 1991 Pacific St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
7
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Laundry Room, Bedroom 2, Bedroom 1, Bedroom 7, Bedroom 6, Bathroom 4, Bathroom 1, Bedroom 5, Bathroom 3, Bathroom 2, Bedroom 3
Subdivision
Crown Heights
Standard status
Active
Size
2,994 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
9018
Building Details
Floors in Building
3
Listing Agency:
5 BORO REALTY CORP
(917) 705-0005
Listed By:
Nina Sabag · License #10311207532
855-305-DEAL
Added: Jul 2
Changed: Sep 4
Last Checked: Sep 4 at 12:06PM
MLS# 11866597
Copyright © 2026 My State MLS. 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.
This duplex at 1991 Pacific St includes an accessory basement unit and two additional apartments, creating three separate living spaces within 2,994 square feet. The basement unit has 2 bedrooms and 1 full bathroom. The first-floor residence contains 3 bedrooms and 2 full bathrooms, while the second-floor apartment offers 2 bedrooms and 1 bathroom and has been updated. Built-in closets and additional closet space are provided throughout the home.
The property occupies 0.0383 acres in Brooklyn, NY 11233. Shopping, schools, parks, public transportation, and major roadways are identified as nearby, providing access to common neighborhood services and transportation options. The home is described as well maintained and move-in ready, with a layout that supports owner occupancy, rental use, or multigenerational living.
The property occupies 0.0383 acres in Brooklyn, NY 11233. Shopping, schools, parks, public transportation, and major roadways are identified as nearby, providing access to common neighborhood services and transportation options. The home is described as well maintained and move-in ready, with a layout that supports owner occupancy, rental use, or multigenerational living.
Key Highlights
- 2,994 square feet with 0.0383 acres of land
- Three separate living spaces across the duplex and accessory basement unit
- Basement unit includes 2 bedrooms and 1 full bathroom
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
$91,404
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
8.71%
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%
$1,828,080
$1.8M
Cap Rate 7%
$1,305,771
$1.3M
Cap Rate 9%
$1,015,600
$1.0M
Market Conditions
NOI Build-Up for 2,994 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
$169.6K $56.64/SF
− Vacancy
−$3.4K −$1.13/SF
EGI
$166.2K $55.51/SF
− OpEx
−$74.8K −$24.98/SF
NOI
$91.4K $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%
$1,828,080
Cap Rate 7%
$1,305,771
Cap Rate 9%
$1,015,600
Alternative Uses
Best Use
Multifamily LT 5
$1.50M
$1.31M – $1.75M
NOI $104,855 @ 7.0% cap · market cap 9.99%
Second Best
Apartment 5plus
$1.31M
$1.14M – $1.52M
NOI $91,404 @ 7.0% cap · market cap 8.71%
Theoretical Best
Specialty Retail
$2.48M
$2.17M – $2.89M
NOI $173,532 @ 7.0% cap · market cap 16.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
3,862
Businesses Nearby
Explore this area
Business Placement
Demographics for 11233, NY
75,399
Population
34,412
Households
2.2
Avg Household Size
35
Median Age
33%
College-Educated
86%
High-School Grad
1.3 sq mi
ZIP Area
57,999
Density / Sq Mi
$62,034
Median Household Income
$47,149
Median Earnings
$1,613
Median Rent
$1,013,000
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 - Three separate living spaces allow for owner occupancy, rental use, or multigenerational living.
Where is this duplex located?
The property is located at 1991 Pacific St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 2,994 square feet with 0.0383 acres of land; Three separate living spaces across the duplex and accessory basement unit; Basement unit includes 2 bedrooms and 1 full bathroom
