Brick Duplex with
For Sale
$980,000
2454 E 18th Street, Brooklyn, NY 11235
Residential, Duplex, Brooklyn, NY
Property Size1,848 SF
Lot Size0.04 Acres
Price / SF$530.30
Days on Market8
Property Features for 2454 E 18th Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R4
Bedrooms
3
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 3, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1
Parking features
Garage - Attached
Interior features
A/C Unit, Garage Door Opener(s), Refrigerator, Stove
Basement
Full, Finished
Subdivision
Sheepshead Bay
Standard status
Active
Size
1,848 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
5354
Amenities
garage
private driveway
backyard
garden
sunroom
laundry area
Building Details
Year built
1930
Floors in Building
2
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Flat
Architectural style
Other
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Kelly Wu · License #10401268467
(917) 916-2368
Added: Sep 14
Changed: Sep 20
Last Checked: Sep 21 at 7:06PM
MLS# 504493
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 brick duplex was built in 1930 and contains 1,848 square feet on a 0.0367-acre lot. The main level includes a living room, kitchen, dining area, half bathroom, enclosed sunroom, and rear exit. Upstairs are three bedrooms and one full bathroom. A finished basement adds flexible living space, another full bathroom, laundry area, separate access, and a boiler room with a gas furnace. Hardwood and tile flooring, window A/C units, a refrigerator, stove, and garage door opener are included.
The property includes an attached garage, private driveway, flat roof, and backyard garden. Located in Sheepshead Bay at 2454 E 18th Street, it is near neighborhood shopping and dining, along with access to the Q and B trains and the B4, B36, B49, and BM3 express bus routes. The property is zoned R4.
The property includes an attached garage, private driveway, flat roof, and backyard garden. Located in Sheepshead Bay at 2454 E 18th Street, it is near neighborhood shopping and dining, along with access to the Q and B trains and the B4, B36, B49, and BM3 express bus routes. The property is zoned R4.
Key Highlights
- 1,848 square feet on a 0.0367‑acre lot
- Three‑bedroom, three‑bathroom layout with a finished basement
- Attached brick construction dating to 1930
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
$64,720
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
6.60%
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%
$1,294,400
$1.3M
Cap Rate 7%
$924,571
$924.6K
Cap Rate 9%
$719,111
$719.1K
Market Conditions
NOI Build-Up for 1,848 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
$94.2K $51.00/SF
− Vacancy
−$1.8K −$0.97/SF
EGI
$92.5K $50.03/SF
− OpEx
−$27.7K −$15.01/SF
NOI
$64.7K $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%
$1,294,400
Cap Rate 7%
$924,571
Cap Rate 9%
$719,111
Alternative Uses
Best Use
Multifamily LT 5
$924.6K
$809.0K – $1.08M
NOI $64,720 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$806.0K
$705.2K – $940.3K
NOI $56,418 @ 7.0% cap · market cap 5.76%
Theoretical Best
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,110 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,436
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
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Frequently Asked Questions
What type of property is this?
Duplex - Attached three-bedroom residence with a finished basement, private driveway, and landscaped backyard garden.
Where is this duplex located?
The property is located at 2454 E 18th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $980,000.
What are key features of this property?
This property features: 1,848 square feet on a 0.0367‑acre lot; Three‑bedroom, three‑bathroom layout with a finished basement; Attached brick construction dating to 1930
