Legal Three-Family Townhouse
For Sale
$1,750,000
383 KOSCIUSZKO Street, Brooklyn, NY 11221
Legal three-family townhouse with three-bedroom, one-bath units on top and garden levels plus parlor-level design flexibility.
Property Size3,519 SF
Price / SF$497.30
Days on Market56
Property Features for 383 KOSCIUSZKO Street
General Information
Standard status
Active
Size
3,519 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$4,104
Building Details
Building Size
3,519 SF
Year Built
1899
Listing Agency:
Serhant
Listed By:
Abigail Palanca
(718) 938-7308
Source:
Miradorrealestate
Added: Jul 17
Changed: Sep 8
Last Checked: Sep 10 at 6:58AM
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 Serhant
Investment Insights
Based on property information with market context.
This legal three-family townhouse offers a flexible interior layout for a range of living and income scenarios. The top and garden levels each feature three-bedroom, one-bath configurations, while the parlor floor presents additional space that can be designed to fit your needs. The property sits on an exceptionally wide 19.25-foot lot and includes approximately 3,519 square feet, along with more than 2,100 square feet of untapped buildable potential for reconfiguration or expansion.
Located in Bed-Stuy on a tree-lined block, the home is described as walkable with a 92 Walk Score and very bikeable with an 87 Bike Score. The transit score is listed at 96 (Rider’s Paradise), with the J, M, and Z trains nearby and convenient access to the G train for commuting within Brooklyn and Manhattan.
The overall configuration supports maintaining the three residences as an income-producing property or reworking the layout to create an owner’s duplex while keeping rental income in place.
Located in Bed-Stuy on a tree-lined block, the home is described as walkable with a 92 Walk Score and very bikeable with an 87 Bike Score. The transit score is listed at 96 (Rider’s Paradise), with the J, M, and Z trains nearby and convenient access to the G train for commuting within Brooklyn and Manhattan.
The overall configuration supports maintaining the three residences as an income-producing property or reworking the layout to create an owner’s duplex while keeping rental income in place.
Key Highlights
- Legal three‑family townhouse on a 19.25‑foot wide lot with approximately 3,519 sq ft
- Top and garden levels each feature a 3‑bedroom, 1‑bath layout
- Parlor‑floor level offers design flexibility for your preferred home layout
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
$123,241
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
7.04%
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%
$2,464,820
$2.5M
Cap Rate 7%
$1,760,586
$1.8M
Cap Rate 9%
$1,369,344
$1.4M
Market Conditions
NOI Build-Up for 3,519 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
$179.5K $51.00/SF
− Vacancy
−$3.4K −$0.97/SF
EGI
$176.1K $50.03/SF
− OpEx
−$52.8K −$15.01/SF
NOI
$123.2K $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%
$2,464,820
Cap Rate 7%
$1,760,586
Cap Rate 9%
$1,369,344
Alternative Uses
Best Use
Multifamily LT 5
$1.76M
$1.54M – $2.05M
NOI $123,241 @ 7.0% cap · market cap 7.04%
Second Best
Apartment 5plus
$1.53M
$1.34M – $1.79M
NOI $107,431 @ 7.0% cap · market cap 6.14%
Theoretical Best
Specialty Retail
$2.91M
$2.55M – $3.40M
NOI $203,961 @ 7.0% cap · market cap 11.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
4,877
Businesses Nearby
Explore this area
Business Placement
Demographics for 11221, NY
89,222
Population
38,690
Households
2.3
Avg Household Size
33
Median Age
42%
College-Educated
84%
High-School Grad
1.4 sq mi
ZIP Area
63,730
Density / Sq Mi
$85,122
Median Household Income
$49,202
Median Earnings
$2,055
Median Rent
$1,061,400
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Legal three-family townhouse with three-bedroom, one-bath units on top and garden levels plus parlor-level design flexibility.
Where is this triplex located?
The property is located at 383 KOSCIUSZKO Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Legal three‑family townhouse on a 19.25‑foot wide lot with approximately 3,519 sq ft; Top and garden levels each feature a 3‑bedroom, 1‑bath layout; Parlor‑floor level offers design flexibility for your preferred home layout
