All-Brick Duplex With
For Sale
$1,400,000
245 E 52nd St, Brooklyn, NY 11203
Two three-bedroom apartments share a full basement, attached garage, and covered balcony serving the upper residence.
Property Size4,080 SF
Days on Market9
Property Features for 245 E 52nd St
General Information
Standard status
Active
Size
4,080 SF
Total Parking Spaces
1
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$7,458
Amenities
full basement
roofed balcony
Building Details
Building Size
4,080 SF
Year Built
1935
Buildings
1
Stories
2
Construction
all-brick
Listing Agency:
Exit All Seasons Realty
Listed By:
Sheryl N. Campbell
(718) 345-4545
Source:
Elliman
Added: Aug 28
Changed: Aug 29
Last Checked: Sep 4 at 3:11PM
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 Exit All Seasons Realty
Investment Insights
Based on property information with market context.
Built in 1935, this two-family duplex is constructed with an all-brick exterior and includes two three-bedroom apartments. The property also provides a full basement, a one-car garage, and a covered balcony connected to the second-floor residence.
The home is located at 245 E 52nd St in Brooklyn’s East Flatbush area. Recorded walkability is 73, with a bike score of 56 and a transit score of 84. Restaurants, shops, public transportation, Kings Theatre, Prospect Park, and the Brooklyn Museum are identified in the surrounding area.
The home is located at 245 E 52nd St in Brooklyn’s East Flatbush area. Recorded walkability is 73, with a bike score of 56 and a transit score of 84. Restaurants, shops, public transportation, Kings Theatre, Prospect Park, and the Brooklyn Museum are identified in the surrounding area.
Key Highlights
- Two three‑bedroom apartments in a two‑family duplex
- All‑brick construction; built in 1935
- Full basement 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
$124,558
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
8.90%
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%
$2,491,160
$2.5M
Cap Rate 7%
$1,779,400
$1.8M
Cap Rate 9%
$1,383,978
$1.4M
Market Conditions
NOI Build-Up for 4,080 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
$231.1K $56.64/SF
− Vacancy
−$4.6K −$1.13/SF
EGI
$226.5K $55.51/SF
− OpEx
−$101.9K −$24.98/SF
NOI
$124.6K $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%
$2,491,160
Cap Rate 7%
$1,779,400
Cap Rate 9%
$1,383,978
Alternative Uses
Best Use
Multifamily LT 5
$2.04M
$1.79M – $2.38M
NOI $142,889 @ 7.0% cap · market cap 10.21%
Second Best
Apartment 5plus
$1.78M
$1.56M – $2.08M
NOI $124,558 @ 7.0% cap · market cap 8.90%
Theoretical Best
Specialty Retail
$3.38M
$2.96M – $3.94M
NOI $236,477 @ 7.0% cap · market cap 16.89%
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
3,305
Businesses Nearby
Explore this area
Business Placement
Demographics for 11203, NY
81,824
Population
33,434
Households
2.4
Avg Household Size
41
Median Age
26%
College-Educated
88%
High-School Grad
2.1 sq mi
ZIP Area
38,964
Density / Sq Mi
$68,028
Median Household Income
$47,302
Median Earnings
$1,566
Median Rent
$677,700
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 - Two three-bedroom apartments share a full basement, attached garage, and covered balcony serving the upper residence.
Where is this duplex located?
The property is located at 245 E 52nd St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Two three‑bedroom apartments in a two‑family duplex; All‑brick construction; built in 1935; Full basement included
