Detached Duplex with Private
New
For Sale
$1,950,000
2645 E 27th Street, Brooklyn, NY 11235
Residential, Duplex, Brooklyn, NY
Property Size3,222 SF
Lot Size0.09 Acres
Price / SF$605.21
Days on Market3
Property Features for 2645 E 27th Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R4
Bedrooms
4
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 4, Bedroom 4, Bathroom 2, Bathroom 5, Bathroom 3, Bedroom 2
Patio and Porch features
Porch
Interior features
Central Air, Dishwasher, Dryer, Laundry Area, Microwave, Porch, Refrigerator, Stove, Washer
Basement
Finished
Subdivision
Sheepshead Bay
Standard status
Active
Size
3,222 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
10374
Amenities
central air
private hot tub
tiled patio
paved backyard
Building Details
Year built
1905
Flooring type
Marble, Hardwood, Tile
Roof type
Shingle
Architectural style
Other
Listing Agency:
Remax Top Nest Real Estate
(646) 828-6378
Listed By:
Jerry Tenenbaum
(917) 740-2691
Added: Sep 30
Changed: Oct 2
Last Checked: Oct 2 at 7:06PM
MLS# 505016
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 detached, two-family home is currently configured as a single-family residence, with 3,222 square feet of interior space on a 0.0918-acre lot. The layout includes four bedrooms, three-and-a-half bathrooms, two finished attic rooms, a separate office, and a finished basement with storage, laundry, and a rear entrance. Hardwood and tile floors, central air, and a two-zone heating system serve the home. The kitchen has an island, custom cabinetry, stainless-steel appliances, and a built-in wine bar; the primary suite includes a walk-in closet and private bath.
Outdoor features include a paved backyard, tiled patio, hot tub, porch, and private driveway with room for up to three cars. The property is zoned R4 and was built in 1905. Additional basement space is subject to applicable approvals.
Outdoor features include a paved backyard, tiled patio, hot tub, porch, and private driveway with room for up to three cars. The property is zoned R4 and was built in 1905. Additional basement space is subject to applicable approvals.
Key Highlights
- Detached two‑family property, currently used as a single‑family residence
- 3,222 square feet on a 0.0918‑acre lot
- Four bedrooms, three‑and‑a‑half bathrooms, and two finished attic rooms
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
$112,840
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
5.79%
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%
$2,256,800
$2.3M
Cap Rate 7%
$1,612,000
$1.6M
Cap Rate 9%
$1,253,778
$1.3M
Market Conditions
NOI Build-Up for 3,222 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
$164.3K $51.00/SF
− Vacancy
−$3.1K −$0.97/SF
EGI
$161.2K $50.03/SF
− OpEx
−$48.4K −$15.01/SF
NOI
$112.8K $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%
$2,256,800
Cap Rate 7%
$1,612,000
Cap Rate 9%
$1,253,778
Alternative Uses
Best Use
Multifamily LT 5
$1.61M
$1.41M – $1.88M
NOI $112,840 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$1.41M
$1.23M – $1.64M
NOI $98,364 @ 7.0% cap · market cap 5.04%
Theoretical Best
Specialty Retail
$2.67M
$2.33M – $3.11M
NOI $186,747 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - A two-family property arranged as a spacious single-family residence, with finished attic rooms and a private outdoor area.
Where is this duplex located?
The property is located at 2645 E 27th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Detached two‑family property, currently used as a single‑family residence; 3,222 square feet on a 0.0918‑acre lot; Four bedrooms, three‑and‑a‑half bathrooms, and two finished attic rooms
