Detached Two-Family
For Sale
$749,000
2811 Haring Street, Brooklyn, NY 11235
Residential, High Ranch, Brooklyn, NY
Property Size1,576 SF
Lot Size0.03 Acres
Price / SF$475.25
Days on Market117
Property Features for 2811 Haring Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4-1
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2
Interior features
A/C Unit, Alarm, Dishwasher, Dryer, Laundry Area, Refrigerator, Stove, Washer
Subdivision
Sheepshead Bay
Standard status
Active
Size
1,576 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
5111
Building Details
Year built
1920
Number of units
2
Flooring type
Tile, Hardwood
Building materials
Wood Frame
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Century 21 Homefront Realty
(718) 252-6060
Listed By:
Delton Cheng · License #31CH0928260
(718) 252-6060
Added: May 6
Changed: Aug 29
Last Checked: Aug 30 at 2:06AM
MLS# 501170
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 fully detached duplex is a wood-frame ranch residence built in 1920, offering 1,576 square feet across two family apartments. The upper residence includes hardwood flooring, vaulted ceilings, a skylight, natural light, and a separate laundry room, with potential to add a bedroom. The lower apartment features a refreshed kitchen with stainless steel appliances, ceramic flooring, and a tiled bath with soaking tub, plus its own laundry area. A side yard provides outdoor space for gatherings or gardening.
The property is located near the Emmons Avenue waterfront in Brooklyn, with nearby restaurants, shops, and recreational options. Transit access includes the B and Q trains and B44 and B4 bus routes, while the Belt Parkway is seconds away. The property is zoned R4-1 and includes two bedrooms and two bathrooms.
The property is located near the Emmons Avenue waterfront in Brooklyn, with nearby restaurants, shops, and recreational options. Transit access includes the B and Q trains and B44 and B4 bus routes, while the Belt Parkway is seconds away. The property is zoned R4-1 and includes two bedrooms and two bathrooms.
Key Highlights
- Fully detached two‑family property with 1,576 square feet of living area
- 0.0336‑acre lot in Brooklyn, NY 11235
- R4‑1 zoning and 1920 construction
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
$55,194
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
7.37%
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%
$1,103,880
$1.1M
Cap Rate 7%
$788,486
$788.5K
Cap Rate 9%
$613,267
$613.3K
Market Conditions
NOI Build-Up for 1,576 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
$80.4K $51.00/SF
− Vacancy
−$1.5K −$0.97/SF
EGI
$78.8K $50.03/SF
− OpEx
−$23.7K −$15.01/SF
NOI
$55.2K $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%
$1,103,880
Cap Rate 7%
$788,486
Cap Rate 9%
$613,267
Alternative Uses
Best Use
Multifamily LT 5
$788.5K
$689.9K – $919.9K
NOI $55,194 @ 7.0% cap · market cap 7.37%
Second Best
Apartment 5plus
$687.3K
$601.4K – $801.9K
NOI $48,114 @ 7.0% cap · market cap 6.42%
Theoretical Best
Specialty Retail
$1.30M
$1.14M – $1.52M
NOI $91,345 @ 7.0% cap · market cap 12.20%
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
1,472
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Wood-frame duplex with separate laundry areas, updated lower-level finishes, and a private side yard.
Where is this duplex located?
The property is located at 2811 Haring Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Fully detached two‑family property with 1,576 square feet of living area; 0.0336‑acre lot in Brooklyn, NY 11235; R4‑1 zoning and 1920 construction
