Attached Two-Family Brick
For Sale
$595,000
Pending
2325 Bragg St, Brooklyn, NY 11229
As-is attached two-family brick home with an attached garage, suited for renovation-minded buyers.
Property Size1,540 SF
Days on Market99
Property Features for 2325 Bragg St
General Information
Standard status
Pending
Size
1,540 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,861
Building Details
Building Size
1,540 SF
Year Built
1955
Listing Agency:
Womcore LLC dba Remax Edge
Listed By:
Mei Hua (Michelle) Dong · License #10401364256
(718) 612-3088
Source:
Elliman
Added: Jun 3
Changed: Sep 3
Last Checked: Sep 8 at 6:34AM
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 Womcore LLC dba Remax Edge
Investment Insights
Based on property information with market context.
This attached brick 2-family home offers a practical residential income format, with an attached garage. The property requires work and is being sold strictly as-is, providing room for buyers to update the interior and finish the home to their own specifications.
Located in the Sheepshead Bay area of Brooklyn, the home is convenient to public transportation, including the B3, B31, B36, B44, and BM4 bus lines, with easy access to the Q and B subway lines. Daily needs are also within reach, including shopping, supermarkets, restaurants, and schools.
For end-users, the layout can support multi-generational living or owner-occupancy with rental help, depending on how the home is renovated. For investors, the as-is condition and the opportunity to customize make it a fit for buyers prepared to handle renovations and improvements. With strong walk and transit scores reported for the area, the home’s connectivity can be an important consideration for both residents and tenants.
Located in the Sheepshead Bay area of Brooklyn, the home is convenient to public transportation, including the B3, B31, B36, B44, and BM4 bus lines, with easy access to the Q and B subway lines. Daily needs are also within reach, including shopping, supermarkets, restaurants, and schools.
For end-users, the layout can support multi-generational living or owner-occupancy with rental help, depending on how the home is renovated. For investors, the as-is condition and the opportunity to customize make it a fit for buyers prepared to handle renovations and improvements. With strong walk and transit scores reported for the area, the home’s connectivity can be an important consideration for both residents and tenants.
Key Highlights
- Attached brick 2‑family home built in 1955
- As‑is sale; property requires work and is being sold as‑is
- Attached garage included
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
$53,933
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
9.06%
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%
$1,078,660
$1.1M
Cap Rate 7%
$770,471
$770.5K
Cap Rate 9%
$599,256
$599.3K
Market Conditions
NOI Build-Up for 1,540 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
$78.5K $51.00/SF
− Vacancy
−$1.5K −$0.97/SF
EGI
$77.0K $50.03/SF
− OpEx
−$23.1K −$15.01/SF
NOI
$53.9K $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%
$1,078,660
Cap Rate 7%
$770,471
Cap Rate 9%
$599,256
Alternative Uses
Best Use
Multifamily LT 5
$770.5K
$674.2K – $898.9K
NOI $53,933 @ 7.0% cap · market cap 9.06%
Second Best
Apartment 5plus
$671.6K
$587.7K – $783.6K
NOI $47,015 @ 7.0% cap · market cap 7.90%
Theoretical Best
Specialty Retail
$1.28M
$1.12M – $1.49M
NOI $89,258 @ 7.0% cap · market cap 15.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,768
Businesses Nearby
Explore this area
Business Placement
Demographics for 11229, NY
83,669
Population
33,353
Households
2.5
Avg Household Size
40
Median Age
41%
College-Educated
88%
High-School Grad
2.0 sq mi
ZIP Area
41,835
Density / Sq Mi
$72,556
Median Household Income
$52,948
Median Earnings
$1,666
Median Rent
$812,200
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 - As-is attached two-family brick home with an attached garage, suited for renovation-minded buyers.
Where is this duplex located?
The property is located at 2325 Bragg St Brooklyn, NY.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Attached brick 2‑family home built in 1955; As‑is sale; property requires work and is being sold as‑is; Attached garage included
