Reimagined Two-Family
New
For Sale
$3,995,000
241 Mac Donough St, Brooklyn, NY 11233
Four-level townhouse with a separate garden residence, private outdoor areas, and direct roof access.
Property Size3,935 SF
Days on Market2
Property Features for 241 Mac Donough St
General Information
Standard status
Active
Size
3,935 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,509
Amenities
wood-burning fireplace
deck
garden
roof terrace
zoned air conditioning
built-in speaker system
in-unit laundry
Building Details
Building Size
3,935 SF
Year Built
1899
Buildings
1
Stories
3
Units
2
Listing Agency:
Compass
Listed By:
Tali Berzak · License #10301209148
(917) 246-8581
Source:
Elliman
Added: Sep 10
Last Checked: Sep 11 at 8:57AM
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 Compass
Investment Insights
Based on property information with market context.
This two-family townhouse, built in 1899, combines a full-height owner’s residence with a separate garden apartment. The main home spans four levels plus a finished cellar and includes an open parlor-floor living and dining area, a wood-burning fireplace, and a kitchen with a Calacatta Oro island, Oak cabinetry, Bertazzoni six-burner gas range, and stainless-steel appliances. The upper floors provide a primary suite, office or nursery space, three additional bedrooms, and two full baths. Oak floors, zoned air conditioning, and a built-in speaker system extend throughout the home.
The garden residence has its own entrance, full bath, kitchenette, living and dining area, in-unit laundry, and direct backyard access. Outdoor space includes a private garden, parlor-floor deck, and roof terrace. The property is located at 241 Mac Donough St in Brooklyn’s Stuyvesant Heights Historic District, near the A and C subway lines, B26 bus, restaurants, parks, and cultural destinations. Walk Score is 92, Transit Score is 98, and Bike Score is 67.
The garden residence has its own entrance, full bath, kitchenette, living and dining area, in-unit laundry, and direct backyard access. Outdoor space includes a private garden, parlor-floor deck, and roof terrace. The property is located at 241 Mac Donough St in Brooklyn’s Stuyvesant Heights Historic District, near the A and C subway lines, B26 bus, restaurants, parks, and cultural destinations. Walk Score is 92, Transit Score is 98, and Bike Score is 67.
Key Highlights
- Two‑family townhouse built in 1899
- Four‑level owner’s residence with finished cellar and roof access
- Separate garden residence with kitchenette, full bath, laundry, and backyard access
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
$137,810
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
3.45%
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%
$2,756,200
$2.8M
Cap Rate 7%
$1,968,714
$2.0M
Cap Rate 9%
$1,531,222
$1.5M
Market Conditions
NOI Build-Up for 3,935 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
$200.7K $51.00/SF
− Vacancy
−$3.8K −$0.97/SF
EGI
$196.9K $50.03/SF
− OpEx
−$59.1K −$15.01/SF
NOI
$137.8K $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%
$2,756,200
Cap Rate 7%
$1,968,714
Cap Rate 9%
$1,531,222
Alternative Uses
Best Use
Multifamily LT 5
$1.97M
$1.72M – $2.30M
NOI $137,810 @ 7.0% cap · market cap 3.45%
Second Best
Apartment 5plus
$1.72M
$1.50M – $2.00M
NOI $120,131 @ 7.0% cap · market cap 3.01%
Theoretical Best
Specialty Retail
$3.26M
$2.85M – $3.80M
NOI $228,073 @ 7.0% cap · market cap 5.71%
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
4,369
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
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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 - Four-level townhouse with a separate garden residence, private outdoor areas, and direct roof access.
Where is this duplex located?
The property is located at 241 Mac Donough St Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: Two‑family townhouse built in 1899; Four‑level owner’s residence with finished cellar and roof access; Separate garden residence with kitchenette, full bath, laundry, and backyard access
