Three-Unit Brick
For Sale
$1,580,000
2928 86th Street, Brooklyn, NY 11223
Residential, Brooklyn, NY
Property Size3,630 SF
Lot Size0.08 Acres
Price / SF$435.26
Days on Market95
Property Features for 2928 86th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5
Bedrooms
8
Bathrooms
6
Full bathrooms
3
Half bathrooms
3
Rooms
Bedroom 3, Bedroom 5, Bedroom 2, Bathroom 4, Bathroom 1, Bedroom 1, Bathroom 3, Bedroom 4, Bedroom 6, Bedroom 7, Bedroom 8, Bathroom 2, Bathroom 5, Bathroom 6
Parking features
Garage
Subdivision
Gravesend
Standard status
Active
Size
3,630 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
12721
Building Details
Year built
1965
Floors in Building
3
Number of units
3
Building materials
Brick
Roof type
Flat
Listing Agency:
Re/Max Real Estate Professiona
(718) 872-5522
Listed By:
Xiao Hua (Jessie) Zhou · License #10401309648
(718) 532-2000
Added: Jun 8
Changed: Sep 5
Last Checked: Sep 10 at 12:06PM
MLS# 502085
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 semi-detached three-family property occupies a 32' x 115' lot and contains 3,630 square feet across three above-ground stories. The 24' x 55' brick building was constructed in 1965 and includes eight bedrooms and six bathrooms. A flat roof, private driveway, garage, and additional parking contribute to the property's physical configuration.
Located at 2928 86th Street in Brooklyn, the property is near shopping, dining, schools, and public transportation. Access to the N and F subway lines adds transit connectivity. The R5 zoning designation and three-family layout support both owner-occupant and rental-oriented use considerations.
Located at 2928 86th Street in Brooklyn, the property is near shopping, dining, schools, and public transportation. Access to the N and F subway lines adds transit connectivity. The R5 zoning designation and three-family layout support both owner-occupant and rental-oriented use considerations.
Key Highlights
- Three‑family, three‑story building with 3,630 square feet
- 32' x 115' lot with a 24' x 55' building footprint
- Eight bedrooms and six bathrooms
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
$127,129
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
8.05%
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%
$2,542,580
$2.5M
Cap Rate 7%
$1,816,129
$1.8M
Cap Rate 9%
$1,412,544
$1.4M
Market Conditions
NOI Build-Up for 3,630 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
$185.1K $51.00/SF
− Vacancy
−$3.5K −$0.97/SF
EGI
$181.6K $50.03/SF
− OpEx
−$54.5K −$15.01/SF
NOI
$127.1K $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%
$2,542,580
Cap Rate 7%
$1,816,129
Cap Rate 9%
$1,412,544
Alternative Uses
Best Use
Multifamily LT 5
$1.82M
$1.59M – $2.12M
NOI $127,129 @ 7.0% cap · market cap 8.05%
Second Best
Apartment 5plus
$1.58M
$1.39M – $1.85M
NOI $110,820 @ 7.0% cap · market cap 7.01%
Theoretical Best
Specialty Retail
$3.01M
$2.63M – $3.51M
NOI $210,395 @ 7.0% cap · market cap 13.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
2,891
Businesses Nearby
Explore this area
Business Placement
Demographics for 11223, NY
83,519
Population
28,857
Households
2.9
Avg Household Size
37
Median Age
34%
College-Educated
78%
High-School Grad
2.1 sq mi
ZIP Area
39,771
Density / Sq Mi
$63,950
Median Household Income
$40,592
Median Earnings
$1,653
Median Rent
$1,063,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Three-story brick residence with garage parking, private driveway, and R5 zoning.
Where is this triplex located?
The property is located at 2928 86th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,580,000.
What are key features of this property?
This property features: Three‑family, three‑story building with 3,630 square feet; 32' x 115' lot with a 24' x 55' building footprint; Eight bedrooms and six bathrooms
