New Construction Duplex
For Sale
$1,395,000
Pending
2813 Brown Street, Brooklyn, NY 11235
New construction duplex with Mitsubishi and ductless mini-split climate control, tinted windows, and a private backyard plus rooftop.
Property Size1,636 SF
Days on Market80
Property Features for 2813 Brown Street
General Information
Standard status
Pending
Size
1,636 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$9,657
Amenities
Mitsubishi ceiling cassette systems
custom window treatments
custom built-in closets
Thermador luxury appliances
full-size washer/dryer
private backyard
private rooftop
garage with private entrance
Building Details
Building Size
1,636 SF
Year Built
2026
Listing Agency:
Compass
Listed By:
Zlata Zakharenko
(347) 534-6065
Source:
Howardhannanyc
Added: Jul 8
Changed: Sep 20
Last Checked: Sep 24 at 6:51PM
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 Compass
Investment Insights
Based on property information with market context.
New construction duplex built in 2026 offering 4-bedroom living with climate control featuring Mitsubishi ceiling cassette systems and ductless mini-splits. The home’s windows are tinted for UV protection, and custom window treatments and custom built-in closets provide added storage and finished detail throughout.
The gourmet kitchen is equipped with Thermador luxury appliances, with a full-size washer and dryer already installed for everyday convenience. Living space extends outdoors with a private backyard and a private rooftop intended for tanning or entertainment. Dedicated parking supports day-to-day use.
A garage with its own private entrance adds flexibility, with the option to use it as a home office, studio, or rec space. The property is located at 2813 Brown Street in Brooklyn and is described as just minutes from Emmons Avenue, with access to restaurants, boutique shops, supermarkets, and waterfront walks.
The gourmet kitchen is equipped with Thermador luxury appliances, with a full-size washer and dryer already installed for everyday convenience. Living space extends outdoors with a private backyard and a private rooftop intended for tanning or entertainment. Dedicated parking supports day-to-day use.
A garage with its own private entrance adds flexibility, with the option to use it as a home office, studio, or rec space. The property is located at 2813 Brown Street in Brooklyn and is described as just minutes from Emmons Avenue, with access to restaurants, boutique shops, supermarkets, and waterfront walks.
Key Highlights
- Built in 2026 duplex home
- Property size: 1,636 SF
- Mitsubishi ceiling cassette systems plus ductless mini‑splits for in‑room climate control
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
$57,296
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
4.11%
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%
$1,145,920
$1.1M
Cap Rate 7%
$818,514
$818.5K
Cap Rate 9%
$636,622
$636.6K
Market Conditions
NOI Build-Up for 1,636 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
$83.4K $51.00/SF
− Vacancy
−$1.6K −$0.97/SF
EGI
$81.9K $50.03/SF
− OpEx
−$24.6K −$15.01/SF
NOI
$57.3K $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%
$1,145,920
Cap Rate 7%
$818,514
Cap Rate 9%
$636,622
Alternative Uses
Best Use
Multifamily LT 5
$818.5K
$716.2K – $954.9K
NOI $57,296 @ 7.0% cap · market cap 4.11%
Second Best
Apartment 5plus
$713.5K
$624.3K – $832.4K
NOI $49,945 @ 7.0% cap · market cap 3.58%
Theoretical Best
Specialty Retail
$1.35M
$1.19M – $1.58M
NOI $94,823 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
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
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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 - New construction duplex with Mitsubishi and ductless mini-split climate control, tinted windows, and a private backyard plus rooftop.
Where is this duplex located?
The property is located at 2813 Brown Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Built in 2026 duplex home; Property size: 1,636 SF; Mitsubishi ceiling cassette systems plus ductless mini‑splits for in‑room climate control
