Detached Duplex with Separate
For Sale
$2,250,000
2103 Bay Avenue, Brooklyn, NY 11210
Residential, Duplex, Brooklyn, NY
Property Size2,280 SF
Lot Size0.17 Acres
Price / SF$986.84
Days on Market101
Property Features for 2103 Bay Avenue
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-2
Bedrooms
6
Bathrooms
6
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 6, Bathroom 1, Bathroom 6, Bedroom 3, Bathroom 5, Bathroom 4, Bedroom 1, Bedroom 4, Bedroom 5
Patio and Porch features
Porch
Interior features
Laundry Area, Microwave, Porch, Refrigerator, Washer
Basement
Finished
Subdivision
Midwood
Standard status
Active
Size
2,280 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
10269
Building Details
Year built
1925
Flooring type
Carpet, Hardwood
Roof type
Shingle
Architectural style
Other
Listing Agency:
Behfar Team, LLC
Listed By:
Karen Behfar
(347) 988-2526
Added: May 25
Changed: Aug 27
Last Checked: Sep 2 at 11:06AM
MLS# 501721
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.
This detached duplex at 2103 Bay Avenue offers 2,280 square feet across a six-bedroom layout with multiple living areas and a formal dining room. The main level includes a center-hall entry, living room, dining room, powder room, and eat-in kitchen with room for a den or sitting area. A side deck extends from the kitchen, while the upper floor contains five bedrooms and multiple bathrooms, including a primary suite with an en-suite bath.
The finished basement adds three rooms, a playroom, office, laundry room, three-quarter bathroom, and storage. A separate ground-level area with its own kitchen provides additional flexible space. Private parking and a generous yard complement the property. Built in 1925, the home sits on a 0.165-acre lot and is zoned R3-2 in Brooklyn, NY.
The finished basement adds three rooms, a playroom, office, laundry room, three-quarter bathroom, and storage. A separate ground-level area with its own kitchen provides additional flexible space. Private parking and a generous yard complement the property. Built in 1925, the home sits on a 0.165-acre lot and is zoned R3-2 in Brooklyn, NY.
Key Highlights
- 2,280‑square‑foot detached duplex with six‑bedroom layout
- Separate ground‑level area includes its own kitchen
- Finished basement has three rooms, playroom, office, laundry, bathroom, and storage
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
$79,849
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
3.55%
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%
$1,596,980
$1.6M
Cap Rate 7%
$1,140,700
$1.1M
Cap Rate 9%
$887,211
$887.2K
Market Conditions
NOI Build-Up for 2,280 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
$116.3K $51.00/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$114.1K $50.03/SF
− OpEx
−$34.2K −$15.01/SF
NOI
$79.8K $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%
$1,596,980
Cap Rate 7%
$1,140,700
Cap Rate 9%
$887,211
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$998.1K – $1.33M
NOI $79,849 @ 7.0% cap · market cap 3.55%
Second Best
Apartment 5plus
$994.4K
$870.1K – $1.16M
NOI $69,606 @ 7.0% cap · market cap 3.09%
Theoretical Best
Specialty Retail
$1.89M
$1.65M – $2.20M
NOI $132,149 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
5,356
Businesses Nearby
Explore this area
Business Placement
Demographics for 11210, NY
62,805
Population
22,817
Households
2.8
Avg Household Size
38
Median Age
39%
College-Educated
89%
High-School Grad
1.6 sq mi
ZIP Area
39,253
Density / Sq Mi
$83,261
Median Household Income
$50,286
Median Earnings
$1,734
Median Rent
$817,600
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 - Six-bedroom residence with finished lower-level rooms, private parking, and yard space in Brooklyn.
Where is this duplex located?
The property is located at 2103 Bay Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 2,280‑square‑foot detached duplex with six‑bedroom layout; Separate ground‑level area includes its own kitchen; Finished basement has three rooms, playroom, office, laundry, bathroom, and storage
