Two-Bedroom Residential Income
For Sale
$845,000
305 Cooper Street PH, Brooklyn, NY 11237
Top-floor residence with private outdoor space, central HVAC, and in-unit laundry in a boutique walk-up building.
Property Size955 SF
Price / SF$884.82
Days on Market12
Property Features for 305 Cooper Street PH
General Information
Standard status
Active
Size
955 SF
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$12,288
Amenities
central heating and air conditioning
smart thermostat
in-unit washer/dryer
video intercom
private terrace
Building Details
Building Size
955 SF
Year Built
2014
Listing Agency:
Compass
(718) 415-4410
Listed By:
JOSHUA GOLAN
(718) 415-4410
Source:
Carlinwright
Added: Aug 13
Changed: Aug 23
Last Checked: Aug 23 at 7:40AM
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.
This 955-square-foot top-floor residence in a 2014 boutique walk-up building includes two bedrooms, two full bathrooms, and a private 185-square-foot terrace. The interior features an open kitchen with white quartz counters, stainless-steel appliances, a Bosch gas range and dishwasher, concealed cabinetry, and room for a six-person dining table. Oversized windows provide substantial natural light, while the primary bedroom includes an en-suite bath and south-facing windows. The second bedroom accommodates a queen bed and home office arrangement.
Additional features include central heating and air conditioning, a smart thermostat, in-unit washer/dryer, video intercom, and supplemental storage through a bonus closet. The property is at 305 Cooper Street in Bushwick, with access to the L, J, and Z trains and Midtown approximately 30 minutes away. Nearby neighborhood amenities include restaurants, coffee shops, bars, music venues, galleries, vintage stores, and Maria Hernandez Park.
Additional features include central heating and air conditioning, a smart thermostat, in-unit washer/dryer, video intercom, and supplemental storage through a bonus closet. The property is at 305 Cooper Street in Bushwick, with access to the L, J, and Z trains and Midtown approximately 30 minutes away. Nearby neighborhood amenities include restaurants, coffee shops, bars, music venues, galleries, vintage stores, and Maria Hernandez Park.
Key Highlights
- 955 SF top‑floor residence in a 2014 boutique walk‑up building
- Two bedrooms and two full bathrooms
- Private 185‑square‑foot terrace
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
$29,155
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
3.45%
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%
$583,100
$583.1K
Cap Rate 7%
$416,500
$416.5K
Cap Rate 9%
$323,944
$323.9K
Market Conditions
NOI Build-Up for 955 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
$54.1K $56.64/SF
− Vacancy
−$1.1K −$1.13/SF
EGI
$53.0K $55.51/SF
− OpEx
−$23.9K −$24.98/SF
NOI
$29.2K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /SF/Yr
Expense Ratio
45.00%
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%
$583,100
Cap Rate 7%
$416,500
Cap Rate 9%
$323,944
Alternative Uses
Best Use
Apartment 5plus
$416.5K
$364.4K – $485.9K
NOI $29,155 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$790.7K
$691.9K – $922.5K
NOI $55,352 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
3,336
Businesses Nearby
Explore this area
Business Placement
Demographics for 11237, NY
49,418
Population
18,801
Households
2.6
Avg Household Size
31
Median Age
41%
College-Educated
76%
High-School Grad
1.0 sq mi
ZIP Area
49,418
Density / Sq Mi
$82,570
Median Household Income
$43,421
Median Earnings
$2,109
Median Rent
$1,063,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Top-floor residence with private outdoor space, central HVAC, and in-unit laundry in a boutique walk-up building.
Where is this residential income property located?
The property is located at 305 Cooper Street PH Brooklyn, NY.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: 955 SF top‑floor residence in a 2014 boutique walk‑up building; Two bedrooms and two full bathrooms; Private 185‑square‑foot terrace
