Duplex Property with Attached
For Sale
$1,580,000
2642 East 7th Street, Brooklyn, NY 11235
Expanded two-family home with a separate apartment, private outdoor space, and flexible residential configuration.
Property Size3,594 SF
Price / SF$439.62
Days on Market13
Property Features for 2642 East 7th Street
General Information
Standard status
Active
Size
3,594 SF
Total Parking Spaces
1
Property subtype
Multi Family Home
Zoning
R4
Units
Unit Mix
1 x 3BR duplex, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
central air conditioning
rear deck
Building Details
Building Size
3,594 SF
Year Built
1930
Buildings
1
Stories
3
Listing Agency:
Pride Estates
(718) 569-2888
Listed By:
Alice Lee
(718) 569-2888
Source:
Excellchoicerealty
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 29 at 10:21AM
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 Pride Estates
Investment Insights
Based on property information with market context.
Located at 2642 E 7th St in Brooklyn, this 3,594 SF duplex property is configured as a two-family home and is currently occupied as a single-family residence. The expanded 2006 layout includes a three-bedroom duplex with a dedicated office, great room, multiple full bathrooms, a primary suite with two walk-in closets, and a separate one-bedroom apartment with its own kitchen, living area, bedroom, and bathroom.
The 23-foot-wide property also includes an attached one-car garage and a large rear deck. Interior features include 9-foot-plus ceilings, oversized Pella windows, central air conditioning, and supplemental split units serving designated areas. The address has a Walk Score of 94, a Transit Score of 78, and a Bike Score of 69, with access to the B/Q trains and B36 bus. Shopping, restaurants, schools, and places of worship are also nearby.
The 23-foot-wide property also includes an attached one-car garage and a large rear deck. Interior features include 9-foot-plus ceilings, oversized Pella windows, central air conditioning, and supplemental split units serving designated areas. The address has a Walk Score of 94, a Transit Score of 78, and a Bike Score of 69, with access to the B/Q trains and B36 bus. Shopping, restaurants, schools, and places of worship are also nearby.
Key Highlights
- 3,594 SF two‑family home currently used as a single‑family residence
- 23‑foot‑wide property expanded in 2006
- Three‑bedroom duplex with dedicated office and primary suite
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
$125,868
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
7.97%
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%
$2,517,360
$2.5M
Cap Rate 7%
$1,798,114
$1.8M
Cap Rate 9%
$1,398,533
$1.4M
Market Conditions
NOI Build-Up for 3,594 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
$183.3K $51.00/SF
− Vacancy
−$3.5K −$0.97/SF
EGI
$179.8K $50.03/SF
− OpEx
−$53.9K −$15.01/SF
NOI
$125.9K $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%
$2,517,360
Cap Rate 7%
$1,798,114
Cap Rate 9%
$1,398,533
Alternative Uses
Best Use
Multifamily LT 5
$1.80M
$1.57M – $2.10M
NOI $125,868 @ 7.0% cap · market cap 7.97%
Second Best
Apartment 5plus
$1.57M
$1.37M – $1.83M
NOI $109,721 @ 7.0% cap · market cap 6.94%
Theoretical Best
Specialty Retail
$2.98M
$2.60M – $3.47M
NOI $208,308 @ 7.0% cap · market cap 13.18%
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
4,776
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 - Expanded two-family home with a separate apartment, private outdoor space, and flexible residential configuration.
Where is this duplex located?
The property is located at 2642 East 7th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,580,000.
What are key features of this property?
This property features: 3,594 SF two‑family home currently used as a single‑family residence; 23‑foot‑wide property expanded in 2006; Three‑bedroom duplex with dedicated office and primary suite
