Newly Built Two-Family
For Sale
$2,300,000
2458 E 12th Street, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size2,971 SF
Lot Size0.05 Acres
Price / SF$774.15
Days on Market105
Property Features for 2458 E 12th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4
Bedrooms
4
Bathrooms
6
Full bathrooms
3
Rooms
Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 3, Bathroom 1, Bathroom 6, Bathroom 2, Bathroom 5, Bathroom 4, Bedroom 4
Interior features
Dishwasher, Microwave, Refrigerator, Stove, Washer
Subdivision
Sheepshead Bay
Standard status
Active
Size
2,971 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
11686
Amenities
washer/dryer hookups
open-concept living area
eat-in kitchen
sliding glass doors
private backyard
French balcony
Manhattan skyline views
wrought iron sliding gate
Building Details
Year built
2023
Floors in Building
4
Number of units
2
Flooring type
Hardwood
Listing Agency:
ES Realty Eva Shammah LLC
(917) 636-0235
Listed By:
Eva Shammah
(917) 579-2564
Added: Apr 28
Changed: Aug 3
Last Checked: Aug 10 at 12:06PM
MLS# 500900
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.
2458 E 12th Street presents a brand-new, fully detached two-family duplex built in 2023, arranged across four full floors. The home sits on an irregular 25x90 lot totaling 0.0517 acres, with 2,971 square feet of property size. Each unit is laid out with 2 bedrooms and 3 bathrooms, and includes washer/dryer hookups, generous closet space, and private parking. Interiors feature hardwood flooring, and in-unit kitchen amenities include a dishwasher, microwave, refrigerator, and stove.
Both duplex layouts emphasize indoor-outdoor access. The first and second floor duplex offers an open-concept living area with a large eat-in kitchen and two sliding glass doors leading to a private backyard. The upper floors mirror the layout, with a chef’s kitchen and sliding doors opening to a private patio, along with a French balcony on the primary bedroom. A wrought iron sliding gate completes the exterior for security and curb appeal.
Zoned R4, this detached two-family property is configured as two mirrored duplexs, supporting either owner-occupancy or multi-unit living.
Both duplex layouts emphasize indoor-outdoor access. The first and second floor duplex offers an open-concept living area with a large eat-in kitchen and two sliding glass doors leading to a private backyard. The upper floors mirror the layout, with a chef’s kitchen and sliding doors opening to a private patio, along with a French balcony on the primary bedroom. A wrought iron sliding gate completes the exterior for security and curb appeal.
Zoned R4, this detached two-family property is configured as two mirrored duplexs, supporting either owner-occupancy or multi-unit living.
Key Highlights
- 0.0517‑acre irregular 25x90 lot with 2,971 SF total
- Built in 2023; fully detached two‑family duplex across four full floors
- Each unit offers 2 bedrooms and 3 bathrooms
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
$104,049
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
4.52%
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%
$2,080,980
$2.1M
Cap Rate 7%
$1,486,414
$1.5M
Cap Rate 9%
$1,156,100
$1.2M
Market Conditions
NOI Build-Up for 2,971 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
$151.5K $51.00/SF
− Vacancy
−$2.9K −$0.97/SF
EGI
$148.6K $50.03/SF
− OpEx
−$44.6K −$15.01/SF
NOI
$104.0K $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%
$2,080,980
Cap Rate 7%
$1,486,414
Cap Rate 9%
$1,156,100
Alternative Uses
Best Use
Multifamily LT 5
$1.49M
$1.30M – $1.73M
NOI $104,049 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$1.30M
$1.13M – $1.51M
NOI $90,702 @ 7.0% cap · market cap 3.94%
Theoretical Best
Specialty Retail
$2.46M
$2.15M – $2.87M
NOI $172,199 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,112
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 - Newly built detached two-family duplex in R4 zoning, built in 2023.
Where is this duplex located?
The property is located at 2458 E 12th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 0.0517‑acre irregular 25x90 lot with 2,971 SF total; Built in 2023; fully detached two‑family duplex across four full floors; Each unit offers 2 bedrooms and 3 bathrooms
