Brick Two-Family Duplex
New
For Sale
$1,280,000
2453 Coyle Street, Brooklyn, NY 11235
Residential, Brooklyn, NY
Property Size2,440 SF
Lot Size0.05 Acres
Price / SF$524.59
Days on Market7
Property Features for 2453 Coyle Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3-2
Bedrooms
5
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bathroom 3, Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 4, Bedroom 4, Bedroom 5, Bathroom 1
Patio and Porch features
Deck
Interior features
A/C Unit, Deck, Dryer, Washer
Basement
Finished, Full
Subdivision
Sheepshead Bay
Standard status
Active
Size
2,440 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
9077
Amenities
finished basement
rear deck
washer/dryer
Building Details
Year built
1955
Floors in Building
3
Number of units
2
Flooring type
Hardwood, Tile
Building materials
Brick
Roof type
Flat
Listing Agency:
ProBase Real Estate
(718) 210-2727
Listed By:
Xi Xian (Johnny) Pan · License #XXP4124
(646) 407-6668
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 21 at 7:06PM
MLS# 504577
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 attached three-story brick two-family residence contains 2,440 square feet on a 20 * 100 lot, with a 20 * 38 building footprint. The first floor offers a two-bedroom unit with direct access to the backyard and a lease extending through 2/15/2028. Above, the second and third floors form a three-bedroom duplex with 1.5 bathrooms, a separate dining area, and a rear deck facing the yard.
A finished basement adds a half bathroom, washer, and dryer. The property also includes two private rear parking spaces, hardwood and tile flooring, air-conditioning units, and a flat roof. Built in 1955, the home carries R3-2 zoning and is near groceries, schools, local shops, and the Belt Parkway.
A finished basement adds a half bathroom, washer, and dryer. The property also includes two private rear parking spaces, hardwood and tile flooring, air-conditioning units, and a flat roof. Built in 1955, the home carries R3-2 zoning and is near groceries, schools, local shops, and the Belt Parkway.
Key Highlights
- Two‑family, three‑story brick residence with 2,440 square feet
- 20 * 38 building on a 20 * 100 lot
- First‑floor two‑bedroom unit leased through 2/15/2028
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
$85,453
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
6.68%
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%
$1,709,060
$1.7M
Cap Rate 7%
$1,220,757
$1.2M
Cap Rate 9%
$949,478
$949.5K
Market Conditions
NOI Build-Up for 2,440 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
$124.4K $51.00/SF
− Vacancy
−$2.4K −$0.97/SF
EGI
$122.1K $50.03/SF
− OpEx
−$36.6K −$15.01/SF
NOI
$85.5K $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%
$1,709,060
Cap Rate 7%
$1,220,757
Cap Rate 9%
$949,478
Alternative Uses
Best Use
Multifamily LT 5
$1.22M
$1.07M – $1.42M
NOI $85,453 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$1.06M
$931.1K – $1.24M
NOI $74,491 @ 7.0% cap · market cap 5.82%
Theoretical Best
Specialty Retail
$2.02M
$1.77M – $2.36M
NOI $141,422 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Attached two-family home with private parking, a finished basement, and a three-bedroom upper-level duplex.
Where is this duplex located?
The property is located at 2453 Coyle Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,280,000.
What are key features of this property?
This property features: Two‑family, three‑story brick residence with 2,440 square feet; 20 * 38 building on a 20 * 100 lot; First‑floor two‑bedroom unit leased through 2/15/2028
