Two-Family Duplex with Finished
For Sale
$839,000
2639 Decatur Avenue, Bronx, NY 10458
Two-family residence with finished lower-level space, automatic garage access, and proximity to subway service.
Property Size1,380 SF
Days on Market31
Property Features for 2639 Decatur Avenue
General Information
Standard status
Active
Size
1,380 SF
Total Parking Spaces
1
Property subtype
Residential Income
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,036
Amenities
fully finished basement
Building Details
Building Size
1,380 SF
Year Built
1920
Buildings
1
Units
2
Listing Agency:
YourHomeSold Guaranteed Realty
(347) 200-2380
Listed By:
Mouhamadou L. Diallo
(347) 200-2380
Source:
Professionalchoicerealty
Added: Jul 31
Changed: Aug 29
Last Checked: Aug 25 at 9:29AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of YourHomeSold Guaranteed Realty
Investment Insights
Based on property information with market context.
Built in 1920, this two-family duplex includes five bedrooms, three full bathrooms, and a fully finished basement. The lower level adds adaptable interior space, while one-car parking is provided through an automatic garage door. Bright living areas and a maintained interior support both household use and two-family occupancy.
The property is near the B and D subway lines, with access to Manhattan as well as nearby shopping, dining, schools, parks, and major highways. Its residential configuration and transportation access provide a practical Bronx setting for an owner-occupant or rental-focused buyer.
The property is near the B and D subway lines, with access to Manhattan as well as nearby shopping, dining, schools, parks, and major highways. Its residential configuration and transportation access provide a practical Bronx setting for an owner-occupant or rental-focused buyer.
Key Highlights
- Two‑family duplex configuration with five bedrooms and three full bathrooms
- Fully finished basement provides additional interior space
- One‑car parking with automatic garage door
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
$35,054
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
4.18%
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%
$701,080
$701.1K
Cap Rate 7%
$500,771
$500.8K
Cap Rate 9%
$389,489
$389.5K
Market Conditions
NOI Build-Up for 1,380 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
$53.0K $38.40/SF
− Vacancy
−$2.9K −$2.11/SF
EGI
$50.1K $36.29/SF
− OpEx
−$15.0K −$10.89/SF
NOI
$35.1K $25.40/SF
Area
Bronx, NY
Vacancy
5.50%
Lease Rate
$38.40 /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%
$701,080
Cap Rate 7%
$500,771
Cap Rate 9%
$389,489
Alternative Uses
Best Use
Multifamily LT 5
$500.8K
$438.2K – $584.2K
NOI $35,054 @ 7.0% cap · market cap 4.18%
Second Best
Apartment 5plus
$453.5K
$396.8K – $529.1K
NOI $31,745 @ 7.0% cap · market cap 3.78%
Theoretical Best
Warehouse
$956.2K
$836.7K – $1.12M
NOI $66,937 @ 7.0% cap · market cap 7.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,838
Businesses Nearby
Explore this area
Business Placement
Demographics for 10458, NY
81,299
Population
30,592
Households
2.7
Avg Household Size
32
Median Age
16%
College-Educated
68%
High-School Grad
1.2 sq mi
ZIP Area
67,749
Density / Sq Mi
$42,107
Median Household Income
$29,596
Median Earnings
$1,548
Median Rent
$515,700
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-family residence with finished lower-level space, automatic garage access, and proximity to subway service.
Where is this duplex located?
The property is located at 2639 Decatur Avenue Bronx, NY.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: Two‑family duplex configuration with five bedrooms and three full bathrooms; Fully finished basement provides additional interior space; One‑car parking with automatic garage door
