Seagate Two-Family Home with
For Sale
$879,000
3724 Laurel Avenue, Brooklyn, NY 11224
Two-family home in gated community with private beach access.
Property Size1,912 SF
Lot Size0.07 Acres
Days on Market184
Property Features for 3724 Laurel Avenue
General Information
Standard status
Active
Size
1,912 SF
Lot size
0.07 Acres
Property subtype
Multi Family Home
Zoning
R3-1
Building Details
Building Size
1,912 SF
Stories
2
Listing Agency:
Winzone Realty Inc
Listed By:
Iuliana B. Golimaz
(718) 676-6611
Source:
Excellchoicerealty
Added: Mar 10
Changed: Sep 8
Last Checked: Sep 8 at 5:22AM
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 Winzone Realty Inc
Investment Insights
Based on property information with market context.
Located in the private Seagate community of Brooklyn, this well-maintained two-family detached home is situated on a 3,200 sq ft lot. The property features four separate entrances, providing flexibility for various living arrangements or rental income opportunities. The first-floor unit includes a living room, three bedrooms, a full kitchen, and access to a finished basement with a bathroom and laundry area. The second-floor unit features an oversized living room, kitchen, two bedrooms, and front and rear porches. Outdoor amenities include a private driveway with parking for four cars, a two-car detached garage, and a side yard with a pool. The roof was replaced 4 years ago, and the hot water heater is 5 years old. Residents have access to a private beach club, neighborhood parks, and the beach within this waterfront community. The property is located on a quiet block in Seagate, Brooklyn’s only gated beachfront community with 24/7 security.
Key Highlights
- Located in Seagate, a private, gated beachfront community with 24/7 security.
- Detached two‑family home with four separate entrances, offering flexible living arrangements or rental income potential.
- Private driveway with parking for four cars and a two‑car detached garage.
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
$66,961
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
7.62%
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%
$1,339,220
$1.3M
Cap Rate 7%
$956,586
$956.6K
Cap Rate 9%
$744,011
$744.0K
Market Conditions
NOI Build-Up for 1,912 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
$97.5K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$95.7K $50.03/SF
− OpEx
−$28.7K −$15.01/SF
NOI
$67.0K $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%
$1,339,220
Cap Rate 7%
$956,586
Cap Rate 9%
$744,011
Alternative Uses
Best Use
Multifamily LT 5
$956.6K
$837.0K – $1.12M
NOI $66,961 @ 7.0% cap · market cap 7.62%
Second Best
Apartment 5plus
$833.9K
$729.6K – $972.9K
NOI $58,371 @ 7.0% cap · market cap 6.64%
Theoretical Best
Specialty Retail
$1.58M
$1.39M – $1.85M
NOI $110,820 @ 7.0% cap · market cap 12.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
510
Businesses Nearby
Explore this area
Business Placement
Demographics for 11224, NY
46,019
Population
21,354
Households
2.2
Avg Household Size
46
Median Age
33%
College-Educated
82%
High-School Grad
1.6 sq mi
ZIP Area
28,762
Density / Sq Mi
$41,449
Median Household Income
$41,233
Median Earnings
$905
Median Rent
$512,900
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 - Two-family home in gated community with private beach access.
Where is this duplex located?
The property is located at 3724 Laurel Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Located in Seagate, a private, gated beachfront community with 24/7 security.; Detached two‑family home with four separate entrances, offering flexible living arrangements or rental income potential.; Private driveway with parking for four cars and a two‑car detached garage.
