Three-Story Two-Family
For Sale
$1,050,000
2739 Brown Street, Brooklyn, NY 11235
Residential, Duplex, Brooklyn, NY
Property Size2,052 SF
Lot Size0.04 Acres
Price / SF$511.70
Days on Market179
Property Features for 2739 Brown Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-2
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 2
Interior features
Refrigerator, Stove
Basement
Crawl Space
Subdivision
Sheepshead Bay
Standard status
Active
Size
2,052 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
8046
Building Details
Year built
1955
Floors in Building
3
Number of units
2
Flooring type
Carpet, Marble, Hardwood
Building materials
Brick
Roof type
Flat
Architectural style
Other
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Mei Hua (Michelle) Dong · License #10401364256
(929) 688-0882
Added: Mar 12
Changed: Sep 3
Last Checked: Sep 6 at 9:06AM
MLS# 499452
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 2,052-square-foot brick duplex was built in 1955 and arranged as two residential units across three stories. The lower apartment contains one bedroom and one bathroom, while the upper residence spans the second and third floors with three bedrooms and one and a half bathrooms. A crawl-space cellar adds storage, and the home includes a refrigerator and stove. Interior finishes include carpet, marble, and hardwood flooring beneath a flat roof.
The property is located at 2739 Brown Street in Brooklyn’s Sheepshead Bay neighborhood. Emmons Avenue waterfront, local retail, and restaurants are nearby, with access to the B and Q subway lines, bus routes, and the Belt Parkway. The property is zoned R3-2 and occupies 0.0434 acres.
The property is located at 2739 Brown Street in Brooklyn’s Sheepshead Bay neighborhood. Emmons Avenue waterfront, local retail, and restaurants are nearby, with access to the B and Q subway lines, bus routes, and the Belt Parkway. The property is zoned R3-2 and occupies 0.0434 acres.
Key Highlights
- 2,052 SF two‑unit duplex on a 0.0434‑acre lot
- Three‑story brick construction dating to 1955
- First‑floor unit with 1 bedroom and 1 bath
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
$71,865
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%
$1,437,300
$1.4M
Cap Rate 7%
$1,026,643
$1.0M
Cap Rate 9%
$798,500
$798.5K
Market Conditions
NOI Build-Up for 2,052 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
$104.7K $51.00/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$102.7K $50.03/SF
− OpEx
−$30.8K −$15.01/SF
NOI
$71.9K $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%
$1,437,300
Cap Rate 7%
$1,026,643
Cap Rate 9%
$798,500
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$898.3K – $1.20M
NOI $71,865 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$894.9K
$783.1K – $1.04M
NOI $62,645 @ 7.0% cap · market cap 5.97%
Theoretical Best
Specialty Retail
$1.70M
$1.49M – $1.98M
NOI $118,934 @ 7.0% cap · market cap 11.33%
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
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
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 - Brick duplex with separate apartment layouts, storage cellar, and access to transit, shopping, dining, and the waterfront.
Where is this duplex located?
The property is located at 2739 Brown Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 2,052 SF two‑unit duplex on a 0.0434‑acre lot; Three‑story brick construction dating to 1955; First‑floor unit with 1 bedroom and 1 bath
