Semi-Attached 3-Family Income
For Sale
$1,680,000
2826 Bragg St, Brooklyn, NY 11235
Move-in ready semi-attached three-family home with multiple units, renovated kitchen features, and parking in a driveway.
Property Size3,564 SF
Days on Market53
Property Features for 2826 Bragg St
General Information
Standard status
Active
Size
3,564 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$13,746
Building Details
Building Size
3,564 SF
Year Built
1970
Stories
3
Listing Agency:
BRP Associates Inc
Listed By:
Jean Paul Ho · License #JPH8888
(718) 713-6888
Source:
Elliman
Added: Jul 16
Changed: Sep 5
Last Checked: Sep 6 at 12:51PM
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 BRP Associates Inc
Investment Insights
Based on property information with market context.
This move-in ready semi-attached 3-family residence offers flexible unit configurations and multiple outdoor spaces, including three separate balconies. Interiors include spacious living rooms and formal dining rooms, a newly renovated kitchen with granite countertops and recessed (high-hat) lighting, and a finished basement with a half bathroom and a separate entrance. The home is described as having six bathrooms in total, along with a dedicated laundry and storage area, and a primary bedroom with a private half bath. The building is split-level and presents a configuration that can include a 3-bedroom, 4-bedroom, 2-bedroom apartment, and a studio depending on the legal setup, which should be verified with public records.
The property is located in the School District 22 and is served by an express bus to Manhattan that stops on the corner. It is also described as being near convenient access to the B and Q subway lines, with nearby destinations including a UA movie theater and Plumb Beach, and proximity to Emmons Avenue’s waterfront restaurants, shopping, and neighborhood amenities.
Parking is provided for five vehicles in the driveway, plus one additional side parking space. The lot is described as 30' x 80', with a building size of 22' x 54.25'.
The property is located in the School District 22 and is served by an express bus to Manhattan that stops on the corner. It is also described as being near convenient access to the B and Q subway lines, with nearby destinations including a UA movie theater and Plumb Beach, and proximity to Emmons Avenue’s waterfront restaurants, shopping, and neighborhood amenities.
Parking is provided for five vehicles in the driveway, plus one additional side parking space. The lot is described as 30' x 80', with a building size of 22' x 54.25'.
Key Highlights
- Semi‑attached 3‑family split‑level home built in 1970 with flexible unit layout across 3‑bedroom, 4‑bedroom, 2‑bedroom, and studio configurations (verify legal setup).
- Newly renovated kitchen with granite countertops and recessed (high‑hat) lighting, plus spacious living rooms and formal dining rooms.
- Finished basement with 1/2 bathroom and separate entrance.
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
$124,817
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
7.43%
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%
$2,496,340
$2.5M
Cap Rate 7%
$1,783,100
$1.8M
Cap Rate 9%
$1,386,856
$1.4M
Market Conditions
NOI Build-Up for 3,564 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
$181.8K $51.00/SF
− Vacancy
−$3.5K −$0.97/SF
EGI
$178.3K $50.03/SF
− OpEx
−$53.5K −$15.01/SF
NOI
$124.8K $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%
$2,496,340
Cap Rate 7%
$1,783,100
Cap Rate 9%
$1,386,856
Alternative Uses
Best Use
Multifamily LT 5
$1.78M
$1.56M – $2.08M
NOI $124,817 @ 7.0% cap · market cap 7.43%
Second Best
Apartment 5plus
$1.55M
$1.36M – $1.81M
NOI $108,805 @ 7.0% cap · market cap 6.48%
Theoretical Best
Specialty Retail
$2.95M
$2.58M – $3.44M
NOI $206,569 @ 7.0% cap · market cap 12.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,124
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?
Triplex - Move-in ready semi-attached three-family home with multiple units, renovated kitchen features, and parking in a driveway.
Where is this triplex located?
The property is located at 2826 Bragg St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,680,000.
What are key features of this property?
This property features: Semi‑attached 3‑family split‑level home built in 1970 with flexible unit layout across 3‑bedroom, 4‑bedroom, 2‑bedroom, and studio configurations (verify legal setup).; Newly renovated kitchen with granite countertops and recessed (high‑hat) lighting, plus spacious living rooms and formal dining rooms.; Finished basement with 1/2 bathroom and separate entrance.
