Renovated Detached
New
For Sale
$1,798,000
3925 Lyme Avenue, Brooklyn, NY 11224
Legal two-family residence configured for single-family living with a finished lower level and private outdoor amenities.
Property Size2,427 SF
Price / SF$740.83
Days on Market7
Property Features for 3925 Lyme Avenue
General Information
Standard status
Active
Size
2,427 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$8,484
Building Details
Building Size
2,427 SF
Year Built
1910
Listing Agency:
Compass
Listed By:
Kurt Vikki · License #10401239518
(718) 213-4478
Source:
Carlinwright
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 21 at 7:56AM
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 fully detached duplex is configured as a spacious single-family residence with 2,427 square feet of finished living space on a 35' x 100' lot. The main level combines living and dining areas with a gas fireplace, an open kitchen with a center island and pantry, a rear family room, full bathroom, and laundry room. Four bedrooms and two full bathrooms occupy the second floor, including a primary suite with an en-suite bath, walk-in closet, and covered terrace.
The finished lower level has a separate rear entrance, recreation room, home gym, full bathroom, and substantial storage. Exterior improvements include a private driveway, detached garage, backyard entertaining area, and built-in pizza oven. The property is located in Seagate, a private gated beach community with resident beach access and express bus service to Manhattan, along with access to the D, F, Q, and N subway lines.
The finished lower level has a separate rear entrance, recreation room, home gym, full bathroom, and substantial storage. Exterior improvements include a private driveway, detached garage, backyard entertaining area, and built-in pizza oven. The property is located in Seagate, a private gated beach community with resident beach access and express bus service to Manhattan, along with access to the D, F, Q, and N subway lines.
Key Highlights
- Legal two‑family property currently arranged as a single‑family residence
- 2,427 square feet on a 35' x 100' lot
- Four bedrooms and three full bathrooms above the finished lower level
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
$84,998
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
4.73%
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%
$1,699,960
$1.7M
Cap Rate 7%
$1,214,257
$1.2M
Cap Rate 9%
$944,422
$944.4K
Market Conditions
NOI Build-Up for 2,427 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
$123.8K $51.00/SF
− Vacancy
−$2.4K −$0.97/SF
EGI
$121.4K $50.03/SF
− OpEx
−$36.4K −$15.01/SF
NOI
$85.0K $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%
$1,699,960
Cap Rate 7%
$1,214,257
Cap Rate 9%
$944,422
Alternative Uses
Best Use
Multifamily LT 5
$1.21M
$1.06M – $1.42M
NOI $84,998 @ 7.0% cap · market cap 4.73%
Second Best
Apartment 5plus
$1.06M
$926.2K – $1.23M
NOI $74,094 @ 7.0% cap · market cap 4.12%
Theoretical Best
Specialty Retail
$2.01M
$1.76M – $2.34M
NOI $140,669 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
364
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
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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?
Duplex - Legal two-family residence configured for single-family living with a finished lower level and private outdoor amenities.
Where is this duplex located?
The property is located at 3925 Lyme Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,798,000.
What are key features of this property?
This property features: Legal two‑family property currently arranged as a single‑family residence; 2,427 square feet on a 35' x 100' lot; Four bedrooms and three full bathrooms above the finished lower level
