Waterfront Residential Income
For Sale
$770,000
3112 Emmons Avenue 3120A2, Brooklyn, NY 11235
Two-bedroom duplex with a private patio, waterfront setting, and resident parking.
Property Size1,760 SF
Price / SF$437.50
Days on Market138
Property Features for 3112 Emmons Avenue 3120A2
General Information
Standard status
Active
Size
1,760 SF
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/2BA + home office
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$7,332
Amenities
private outdoor patio
in-unit washer/dryer
swimming pool
fitness center
landscaped common areas
Building Details
Building Size
1,760 SF
Year Built
2007
Listing Agency:
Compass
(917) 533-8540
Listed By:
Jeff M Reyngach
(917) 533-8540
Source:
Howardhannanyc
Added: Apr 8
Changed: Aug 23
Last Checked: Aug 22 at 10:58AM
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 1,760 SF duplex includes two bedrooms, a home office, and two bathrooms within a waterfront residential development in Sheepshead Bay. The interior features an open living and dining area, a kitchen with stainless-steel appliances, custom cabinetry, and stone countertops, plus an in-unit washer and dryer. Both bedrooms offer closet space, while the bathrooms include designer fixtures and spa-style finishes. A private patio extends the living area outdoors.
Residents have access to shared waterfront outdoor areas, a swimming pool, fitness center, and landscaped common spaces. On-site resident parking is included. The property is located at 3112 Emmons Avenue in Brooklyn, near waterfront amenities, restaurants, and cafes. The building was constructed in 2007.
Residents have access to shared waterfront outdoor areas, a swimming pool, fitness center, and landscaped common spaces. On-site resident parking is included. The property is located at 3112 Emmons Avenue in Brooklyn, near waterfront amenities, restaurants, and cafes. The building was constructed in 2007.
Key Highlights
- 1,760 SF duplex with 2 bedrooms, a home office, and 2 bathrooms
- Private outdoor patio for dining or additional living space
- Waterfront setting in Sheepshead Bay
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
$53,731
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
6.98%
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%
$1,074,620
$1.1M
Cap Rate 7%
$767,586
$767.6K
Cap Rate 9%
$597,011
$597.0K
Market Conditions
NOI Build-Up for 1,760 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
$99.7K $56.64/SF
− Vacancy
−$2.0K −$1.13/SF
EGI
$97.7K $55.51/SF
− OpEx
−$44.0K −$24.98/SF
NOI
$53.7K $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%
$1,074,620
Cap Rate 7%
$767,586
Cap Rate 9%
$597,011
Alternative Uses
Best Use
Apartment 5plus
$767.6K
$671.6K – $895.5K
NOI $53,731 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.46M
$1.28M – $1.70M
NOI $102,010 @ 7.0% cap · market cap 13.25%
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom duplex with a private patio, waterfront setting, and resident parking.
Where is this residential income property located?
The property is located at 3112 Emmons Avenue 3120A2 Brooklyn, NY.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: 1,760 SF duplex with 2 bedrooms, a home office, and 2 bathrooms; Private outdoor patio for dining or additional living space; Waterfront setting in Sheepshead Bay
