Brick Duplex with Attached
For Sale
$1,089,000
2612 E 28th Street, Brooklyn, NY 11235
Residential, Duplex, Brooklyn, NY
Property Size1,060 SF
Lot Size0.04 Acres
Price / SF$1,027
Days on Market87
Property Features for 2612 E 28th Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R4
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 2, Bedroom 3
Parking features
Garage - Attached
Interior features
Dishwasher, Laundry Area, Microwave, Refrigerator, Stove, Washer
Basement
Finished, Full
Subdivision
Sheepshead Bay
Standard status
Active
Size
1,060 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
7453
Building Details
Year built
1950
Floors in Building
2
Flooring type
Tile, Hardwood, Carpet
Building materials
Brick
Architectural style
Other
Listing Agency:
Bergen Basin Realty LLC
Listed By:
Jason Sciulara
(718) 763-4110
Added: Jun 8
Changed: Sep 1
Last Checked: Sep 2 at 6:06PM
MLS# 502114
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 brick, semi-attached duplex offers 1,060 square feet with three bedrooms, bathrooms on each floor, and a finished basement. Interior features include updated kitchens and bathrooms, hardwood, tile and carpet flooring, a laundry area, dishwasher, microwave, refrigerator, stove and washer. The property also includes a private driveway and an attached garage.
Built in 1950, the residence sits on a 0.0422-acre lot and is zoned R4. It is located at 2612 E 28th Street in Brooklyn's Sheepshead Bay area, within ZIP Code 11235.
Built in 1950, the residence sits on a 0.0422-acre lot and is zoned R4. It is located at 2612 E 28th Street in Brooklyn's Sheepshead Bay area, within ZIP Code 11235.
Key Highlights
- Three‑bedroom duplex with bathrooms on each floor
- 1,060 square feet on a 0.0422‑acre lot
- Finished basement and updated kitchens and 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
$37,123
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
3.41%
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%
$742,460
$742.5K
Cap Rate 7%
$530,329
$530.3K
Cap Rate 9%
$412,478
$412.5K
Market Conditions
NOI Build-Up for 1,060 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
$54.1K $51.00/SF
− Vacancy
−$1.0K −$0.97/SF
EGI
$53.0K $50.03/SF
− OpEx
−$15.9K −$15.01/SF
NOI
$37.1K $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%
$742,460
Cap Rate 7%
$530,329
Cap Rate 9%
$412,478
Alternative Uses
Best Use
Multifamily LT 5
$530.3K
$464.0K – $618.7K
NOI $37,123 @ 7.0% cap · market cap 3.41%
Second Best
Apartment 5plus
$462.3K
$404.5K – $539.4K
NOI $32,361 @ 7.0% cap · market cap 2.97%
Theoretical Best
Specialty Retail
$877.7K
$768.0K – $1.02M
NOI $61,438 @ 7.0% cap · market cap 5.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,890
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 - Three-bedroom residence with updated kitchens and bathrooms, a finished basement, private driveway, and attached garage.
Where is this duplex located?
The property is located at 2612 E 28th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,089,000.
What are key features of this property?
This property features: Three‑bedroom duplex with bathrooms on each floor; 1,060 square feet on a 0.0422‑acre lot; Finished basement and updated kitchens and bathrooms
