Three-Story Brick Duplex with Finished
For Sale
$1,830,000
2814 E 28th Street, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size2,340 SF
Lot Size0.04 Acres
Price / SF$782.05
Days on Market118
Property Features for 2814 E 28th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4-1
Bedrooms
5
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 4, Bathroom 3, Bedroom 2, Bathroom 4, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 5, Bathroom 5
Patio and Porch features
Porch
Interior features
A/C Unit - Wall, Dishwasher, Laundry Area, Microwave, Porch, Refrigerator, Stove, Terrace, Washer, Window Treatments
Basement
Full, Finished
Subdivision
Sheepshead Bay
Standard status
Active
Size
2,340 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
11100
Amenities
parquet floors
stainless steel appliances
washer/dryer combo
outdoor terrace
private backyard
balcony
finished basement with kitchenette and full bath
private driveway
gated
Building Details
Year built
1995
Floors in Building
3
Number of units
2
Flooring type
Hardwood, Ceramic
Building materials
Block, Brick
Listing Agency:
Maximillion Realty, Inc.
(718) 376-9300
Listed By:
Alla Veksler
(718) 376-9300
Added: Apr 15
Changed: Aug 3
Last Checked: Aug 10 at 11:06AM
MLS# 500538
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.
Two-family brick duplex built in 1995 with a three-story layout and a finished basement. The first and second floors offer a three-bedroom duplex apartment with three bathrooms and access to an outdoor terrace and private backyard, with parquet flooring, a kitchen with a window, stainless steel appliances, and a washer/dryer combo. The lower level also includes a large living room, spacious foyer, and dining room.
The third floor features a two-bedroom, one-bath apartment with a private entrance, large living room, separate kitchen, and a balcony. The finished basement includes a kitchenette and a full bath and can be accessed from the street or from the main unit.
Additional features include A/C wall unit, flooring with hardwood and ceramic, and interior laundry area. The home has three electric meters and two gas meters, along with a fully gated setup, private driveway, and porch. It sits on a 0.0449-acre lot with a property size of 2,340 SF.
The third floor features a two-bedroom, one-bath apartment with a private entrance, large living room, separate kitchen, and a balcony. The finished basement includes a kitchenette and a full bath and can be accessed from the street or from the main unit.
Additional features include A/C wall unit, flooring with hardwood and ceramic, and interior laundry area. The home has three electric meters and two gas meters, along with a fully gated setup, private driveway, and porch. It sits on a 0.0449-acre lot with a property size of 2,340 SF.
Key Highlights
- Two‑family brick duplex built in 1995
- Three‑bedroom duplex apartment with access to outdoor terrace and private backyard
- Third‑floor two‑bedroom, one‑bath apartment with private entrance and balcony
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
$81,951
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
4.48%
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%
$1,639,020
$1.6M
Cap Rate 7%
$1,170,729
$1.2M
Cap Rate 9%
$910,567
$910.6K
Market Conditions
NOI Build-Up for 2,340 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
$119.3K $51.00/SF
− Vacancy
−$2.3K −$0.97/SF
EGI
$117.1K $50.03/SF
− OpEx
−$35.1K −$15.01/SF
NOI
$82.0K $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%
$1,639,020
Cap Rate 7%
$1,170,729
Cap Rate 9%
$910,567
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.02M – $1.37M
NOI $81,951 @ 7.0% cap · market cap 4.48%
Second Best
Apartment 5plus
$1.02M
$893.0K – $1.19M
NOI $71,438 @ 7.0% cap · market cap 3.90%
Theoretical Best
Specialty Retail
$1.94M
$1.70M – $2.26M
NOI $135,626 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,272
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 two-family home on a gated lot with three bedrooms on the lower floors and a finished basement.
Where is this duplex located?
The property is located at 2814 E 28th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,830,000.
What are key features of this property?
This property features: Two‑family brick duplex built in 1995; Three‑bedroom duplex apartment with access to outdoor terrace and private backyard; Third‑floor two‑bedroom, one‑bath apartment with private entrance and balcony
