Sheepshead Bay Detached Two-Family
For Sale
$859,999
Pending
2736 Haring St, Brooklyn, NY 11235
Two-family home in Sheepshead Bay, convenient location.
Property Size1,680 SF
Lot Size0.13 Acres
Days on Market183
Property Features for 2736 Haring St
General Information
Standard status
Pending
Size
1,680 SF
Lot size
0.13 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$5,386
Building Details
Building Size
1,680 SF
Year Built
1920
Stories
2
Listing Agency:
Momentum Real Estate LLC
Listed By:
WaiPing (Tammy) Chan · License #WC1881
(718) 382-0001
Source:
Elliman
Added: Mar 11
Changed: Sep 5
Last Checked: Sep 8 at 8:25AM
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 Momentum Real Estate LLC
Investment Insights
Based on property information with market context.
This detached two-family home is located in the Sheepshead Bay neighborhood. The first-floor unit features 1 bedroom and 1 bathroom. The second-floor unit offers 3 bedrooms and 1 bathroom. An unfinished basement provides additional usable space. The property includes a private driveway. It is located near the Belt Parkway and is close to shops, supermarkets, transportation, and restaurants, offering convenient access to local amenities.
Key Highlights
- Detached 2‑family home offering flexibility for end‑users or investors
- Prime Sheepshead Bay location near shops, supermarkets, transportation, and restaurants
- Second‑floor unit features 3 bedrooms and 1 bathroom
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
$58,836
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
6.84%
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%
$1,176,720
$1.2M
Cap Rate 7%
$840,514
$840.5K
Cap Rate 9%
$653,733
$653.7K
Market Conditions
NOI Build-Up for 1,680 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
$85.7K $51.00/SF
− Vacancy
−$1.6K −$0.97/SF
EGI
$84.1K $50.03/SF
− OpEx
−$25.2K −$15.01/SF
NOI
$58.8K $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%
$1,176,720
Cap Rate 7%
$840,514
Cap Rate 9%
$653,733
Alternative Uses
Best Use
Multifamily LT 5
$840.5K
$735.5K – $980.6K
NOI $58,836 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$732.7K
$641.1K – $854.8K
NOI $51,289 @ 7.0% cap · market cap 5.96%
Theoretical Best
Specialty Retail
$1.39M
$1.22M – $1.62M
NOI $97,373 @ 7.0% cap · market cap 11.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,772
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family home in Sheepshead Bay, convenient location.
Where is this duplex located?
The property is located at 2736 Haring St Brooklyn, NY.
What is the asking price?
The asking price for this property is $859,999.
What are key features of this property?
This property features: Detached 2‑family home offering flexibility for end‑users or investors; Prime Sheepshead Bay location near shops, supermarkets, transportation, and restaurants; Second‑floor unit features **3 bedrooms and 1 bathroom**
