Detached Duplex with
For Sale
$1,499,000
34 Amherst Street, Brooklyn, NY 11235
Residential, Brooklyn, NY
Property Size3,174 SF
Lot Size0.09 Acres
Price / SF$472.27
Days on Market60
Property Features for 34 Amherst Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3-1
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 4, Bedroom 3, Bedroom 2, Bedroom 1
Parking features
Garage - Detached
Patio and Porch features
Porch
Interior features
Central Air, Dishwasher, Pool, Porch, Refrigerator, Stove
Basement
Finished, Full
Subdivision
Manhattan Beach
Standard status
Active
Size
3,174 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
24261
Amenities
central air conditioning and heating
porches
jacuzzi tub
sauna
pool
Building Details
Number of units
2
Flooring type
Hardwood, Tile
Building materials
Brick, Wood Frame
Listing Agency:
Amerihomes Realty of NY, Inc
(718) 447-2626
Listed By:
Victor Li · License #40LI0944229
(718) 447-2626
Added: Jun 30
Changed: Aug 26
Last Checked: Aug 28 at 9:06AM
MLS# 502676
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 detached duplex contains 3,174 square feet on a 0.0918-acre lot measuring 40 feet by 100 feet, with a 23-by-46-foot building footprint. The property includes four bedrooms, three bathrooms, two porches, hardwood and tile flooring, central air conditioning, and a finished basement with a sauna and Jacuzzi tub. Separate boilers and water heaters serve the two-family configuration. A detached garage, private driveway, and fenced rear yard with an in-ground pool add substantial exterior and utility features. The home is constructed with brick and wood-frame materials and is positioned for renovation under R3-1 zoning.
The property is located in Brooklyn’s Manhattan Beach area near the beach, bay, parks, shopping, restaurants, public transportation, and schools including P.S. 195, Bay Academy, and Goldstein High School.
The property is located in Brooklyn’s Manhattan Beach area near the beach, bay, parks, shopping, restaurants, public transportation, and schools including P.S. 195, Bay Academy, and Goldstein High School.
Key Highlights
- Detached two‑family residence with 3,174 square feet of building area
- 0.0918‑acre lot measuring 40 feet by 100 feet
- Finished basement with sauna and Jacuzzi tub
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
$111,159
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
7.42%
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%
$2,223,180
$2.2M
Cap Rate 7%
$1,587,986
$1.6M
Cap Rate 9%
$1,235,100
$1.2M
Market Conditions
NOI Build-Up for 3,174 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
$161.9K $51.00/SF
− Vacancy
−$3.1K −$0.97/SF
EGI
$158.8K $50.03/SF
− OpEx
−$47.6K −$15.01/SF
NOI
$111.2K $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%
$2,223,180
Cap Rate 7%
$1,587,986
Cap Rate 9%
$1,235,100
Alternative Uses
Best Use
Multifamily LT 5
$1.59M
$1.39M – $1.85M
NOI $111,159 @ 7.0% cap · market cap 7.42%
Second Best
Apartment 5plus
$1.38M
$1.21M – $1.61M
NOI $96,899 @ 7.0% cap · market cap 6.46%
Theoretical Best
Specialty Retail
$2.63M
$2.30M – $3.07M
NOI $183,965 @ 7.0% cap · market cap 12.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,838
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 - Detached two-family property with a private pool, garage, porches, and finished basement.
Where is this duplex located?
The property is located at 34 Amherst Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Detached two‑family residence with 3,174 square feet of building area; 0.0918‑acre lot measuring 40 feet by 100 feet; Finished basement with sauna and Jacuzzi tub
