Brick Duplex with Finished
New
For Sale
$999,000
2453 Brigham Street, Brooklyn, NY 11235
Residential, Ranch, Brooklyn, NY
Property Size1,560 SF
Lot Size0.05 Acres
Price / SF$640.38
Days on Market3
Property Features for 2453 Brigham Street
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
R3-2
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 2, Bedroom 4, Bathroom 3, Bedroom 1, Bedroom 3, Bathroom 1
Interior features
Stove
Basement
Finished, Full
Subdivision
Sheepshead Bay
Standard status
Active
Size
1,560 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
6651
Amenities
private yard
garage
updated appliances
hardwood and tile flooring
washer and dryer
Building Details
Year built
1955
Floors in Building
2
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Flat
Architectural style
Ranch
Listing Agency:
RE/MAX Elite
(718) 690-3900
Listed By:
Madeline Caudiano · License #30CA0424042
(917) 929-6422
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 4 at 7:06PM
MLS# 504238
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 two-family brick duplex contains 1,560 square feet and was built in 1955. Each floor includes two bedrooms with closet space, while the home provides three bathrooms, two updated kitchens, hardwood and tile flooring, and a fully finished basement. Updated appliances, a new washer and dryer, and new plumbing are also included. The ranch-style residence has a flat roof and a private driveway leading to a one-car garage.
The property occupies 0.0459 acres in Sheepshead Bay, Brooklyn, with R3-2 zoning. A private yard adds exterior space, and the existing two-family configuration supports residential income use. The address is 2453 Brigham Street, Brooklyn, NY 11235.
The property occupies 0.0459 acres in Sheepshead Bay, Brooklyn, with R3-2 zoning. A private yard adds exterior space, and the existing two-family configuration supports residential income use. The address is 2453 Brigham Street, Brooklyn, NY 11235.
Key Highlights
- Two‑family brick residence with 1,560 square feet
- Two bedrooms on each floor and three bathrooms overall
- Fully finished basement with hardwood and tile flooring
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
$54,634
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
5.47%
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%
$1,092,680
$1.1M
Cap Rate 7%
$780,486
$780.5K
Cap Rate 9%
$607,044
$607.0K
Market Conditions
NOI Build-Up for 1,560 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
$79.6K $51.00/SF
− Vacancy
−$1.5K −$0.97/SF
EGI
$78.0K $50.03/SF
− OpEx
−$23.4K −$15.01/SF
NOI
$54.6K $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%
$1,092,680
Cap Rate 7%
$780,486
Cap Rate 9%
$607,044
Alternative Uses
Best Use
Multifamily LT 5
$780.5K
$682.9K – $910.6K
NOI $54,634 @ 7.0% cap · market cap 5.47%
Second Best
Apartment 5plus
$680.4K
$595.3K – $793.8K
NOI $47,625 @ 7.0% cap · market cap 4.77%
Theoretical Best
Specialty Retail
$1.29M
$1.13M – $1.51M
NOI $90,418 @ 7.0% cap · market cap 9.05%
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
1,848
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
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-family property with private yard, garage, driveway, and updated kitchens and baths.
Where is this duplex located?
The property is located at 2453 Brigham Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two‑family brick residence with 1,560 square feet; Two bedrooms on each floor and three bathrooms overall; Fully finished basement with hardwood and tile flooring
