Two-Family Townhouse with Private
For Sale
$3,795,000
37 Decatur Street, Brooklyn, NY 11216
Renovated Brooklyn property pairs a triplex owner’s residence with a separate two-bedroom garden-level home.
Property Size3,905 SF
Price / SF$971.83
Days on Market52
Property Features for 37 Decatur Street
General Information
Standard status
Active
Size
3,905 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,240
Building Details
Building Size
3,905 SF
Year Built
1899
Buildings
1
Tenancy
Multi
Listing Agency:
Compass
(917) 246-8581
Listed By:
Tali Berzak · License #10301209148
(917) 246-8581
Source:
Miradorrealestate
Added: Jun 23
Changed: Aug 11
Last Checked: Aug 12 at 2:59PM
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.
Built in 1899 and spanning 3,905 square feet, this two-family townhouse combines a renovated owner’s triplex with an independently entered garden-level residence. The upper home includes a formal living and dining area, chef’s kitchen, private terrace, primary suite with dressing room and en-suite bath, four additional bedrooms, four bathrooms, powder rooms, wet bar, skylit baths, and roof access. A wood-burning fireplace, zoned central air conditioning, integrated speakers, custom closets, double-pane windows, and in-unit laundry add to the configuration.
The garden-level apartment offers two bedrooms, two bathrooms, a living area, contemporary kitchen, stainless steel appliances, laundry, storage, and access to the landscaped backyard. The property is located on Decatur Street in Bedford-Stuyvesant, near Daphne’s, Dolores, Ler Ler, Corte, and Peaches, with access to neighborhood parks and cultural destinations. Transportation options include the A and C subway lines, B26 bus, and major routes serving Brooklyn and Manhattan.
The garden-level apartment offers two bedrooms, two bathrooms, a living area, contemporary kitchen, stainless steel appliances, laundry, storage, and access to the landscaped backyard. The property is located on Decatur Street in Bedford-Stuyvesant, near Daphne’s, Dolores, Ler Ler, Corte, and Peaches, with access to neighborhood parks and cultural destinations. Transportation options include the A and C subway lines, B26 bus, and major routes serving Brooklyn and Manhattan.
Key Highlights
- 3,905‑square‑foot two‑family townhouse built in 1899
- Owner’s triplex includes five bedrooms, four bathrooms, wet bar, terrace, and roof access
- Separate garden‑level residence with 2 bedrooms and 2 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
$136,760
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
3.60%
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%
$2,735,200
$2.7M
Cap Rate 7%
$1,953,714
$2.0M
Cap Rate 9%
$1,519,556
$1.5M
Market Conditions
NOI Build-Up for 3,905 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
$199.2K $51.00/SF
− Vacancy
−$3.8K −$0.97/SF
EGI
$195.4K $50.03/SF
− OpEx
−$58.6K −$15.01/SF
NOI
$136.8K $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%
$2,735,200
Cap Rate 7%
$1,953,714
Cap Rate 9%
$1,519,556
Alternative Uses
Best Use
Multifamily LT 5
$1.95M
$1.71M – $2.28M
NOI $136,760 @ 7.0% cap · market cap 3.60%
Second Best
Apartment 5plus
$1.70M
$1.49M – $1.99M
NOI $119,216 @ 7.0% cap · market cap 3.14%
Theoretical Best
Specialty Retail
$3.23M
$2.83M – $3.77M
NOI $226,334 @ 7.0% cap · market cap 5.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,100
Businesses Nearby
Explore this area
Business Placement
Demographics for 11216, NY
61,251
Population
28,825
Households
2.1
Avg Household Size
34
Median Age
56%
College-Educated
91%
High-School Grad
1.0 sq mi
ZIP Area
61,251
Density / Sq Mi
$95,000
Median Household Income
$61,389
Median Earnings
$2,180
Median Rent
$1,398,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Renovated Brooklyn property pairs a triplex owner’s residence with a separate two-bedroom garden-level home.
Where is this duplex located?
The property is located at 37 Decatur Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,795,000.
What are key features of this property?
This property features: 3,905‑square‑foot two‑family townhouse built in 1899; Owner’s triplex includes five bedrooms, four bathrooms, wet bar, terrace, and roof access; Separate garden‑level residence with 2 bedrooms and 2 bathrooms
