Two-Unit Limestone
For Sale
$999,999
2465 Bedford Avenue, Brooklyn, NY 11226
Residential, Brooklyn, NY
Property Size2,000 SF
Lot Size0.05 Acres
Price / SF$499
Days on Market252
Property Features for 2465 Bedford Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 5
Patio and Porch features
Patio, Porch
Interior features
A/C Unit, Dryer, Laundry Area, Patio Garden, Porch, Refrigerator, Stove, Washer
Basement
Finished
Subdivision
Flatbush
Standard status
Active
Size
2,000 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
6549
Amenities
fenced back yard
fenced front yard garden
Building Details
Year built
1901
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Tile, Carpet
Building materials
Block, Brick
Roof type
Flat
Listing Agency:
Century 21 Achievers
Listed By:
Andre Hanniford · License #HANDE791
(718) 758-0600
Added: Dec 30, 2025
Changed: Sep 5
Last Checked: Sep 8 at 12:06AM
MLS# 498067
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.
Built in 1901, this two-family limestone property at 2465 Bedford Avenue includes a three-bedroom upper residence and a two-bedroom lower residence. The finished basement has a separate private entrance, while the interior includes three bathrooms, hardwood, tile and carpet flooring, and a laundry area with washer and dryer. Additional features include air conditioning, a refrigerator, stove, porch and patio areas.
The property occupies a 20' x 100' lot, or 0.0459 acres, with approximately 2,000 square feet of property size. Both the front garden area and rear yard are fenced. The building is zoned R6 and is located in Brooklyn's Flatbush and Lefferts Garden area.
The property occupies a 20' x 100' lot, or 0.0459 acres, with approximately 2,000 square feet of property size. Both the front garden area and rear yard are fenced. The building is zoned R6 and is located in Brooklyn's Flatbush and Lefferts Garden area.
Key Highlights
- Two‑family layout with 3‑bedroom and 2‑bedroom residences
- Finished basement with private entrance
- Approximately 2,000 square feet on a 20' x 100' lot
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
$50,697
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
5.07%
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%
$1,013,940
$1.0M
Cap Rate 7%
$724,243
$724.2K
Cap Rate 9%
$563,300
$563.3K
Market Conditions
NOI Build-Up for 2,000 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
$75.6K $37.80/SF
− Vacancy
−$3.2K −$1.59/SF
EGI
$72.4K $36.21/SF
− OpEx
−$21.7K −$10.86/SF
NOI
$50.7K $25.35/SF
Area
ZIP 11226
Vacancy
4.20%
Lease Rate
$37.80 /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%
$1,013,940
Cap Rate 7%
$724,243
Cap Rate 9%
$563,300
Alternative Uses
Best Use
Multifamily LT 5
$724.2K
$633.7K – $845.0K
NOI $50,697 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$669.8K
$586.1K – $781.4K
NOI $46,886 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$988.5K
$865.0K – $1.15M
NOI $69,197 @ 7.0% cap · market cap 6.92%
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
5,185
Businesses Nearby
Explore this area
Business Placement
Demographics for 11226, NY
101,727
Population
42,618
Households
2.4
Avg Household Size
37
Median Age
36%
College-Educated
86%
High-School Grad
1.3 sq mi
ZIP Area
78,252
Density / Sq Mi
$81,084
Median Household Income
$49,892
Median Earnings
$1,751
Median Rent
$866,300
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 residential units are arranged over a finished basement with a private entrance and fenced outdoor areas.
Where is this duplex located?
The property is located at 2465 Bedford Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Two‑family layout with 3‑bedroom and 2‑bedroom residences; Finished basement with private entrance; Approximately 2,000 square feet on a 20' x 100' lot
