Duplex Brownstone with Garden
For Sale
$2,395,000
394 BAINBRIDGE Street, Brooklyn, NY 11233
Two-family brownstone in Stuyvesant Heights featuring a private two-bedroom garden apartment with its own entrance.
Property Size2,917 SF
Price / SF$821.05
Days on Market58
Property Features for 394 BAINBRIDGE Street
General Information
Standard status
Active
Size
2,917 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$4,968
Building Details
Building Size
2,917 SF
Year Built
1901
Buildings
1
Tenancy
Multi
Listing Agency:
Revived Residential
Listed By:
John Falce
(718) 689-4688
Source:
Miradorrealestate
Added: Jul 27
Changed: Sep 19
Last Checked: Sep 21 at 8:10AM
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 Revived Residential
Investment Insights
Based on property information with market context.
394 Bainbridge St is a two-family brownstone in historic Stuyvesant Heights. The home has been configured as an expansive owner’s triplex above a private two-bedroom garden apartment. The garden unit has its own entrance, supporting rental income flexibility, multigenerational living, or guest use.
Interiors emphasize natural light with oversized windows, white oak herringbone floors, and soaring ceilings. The kitchen is anchored by custom oak cabinetry and Taj Mahal quartzite, with a Wolf professional range, Fisher & Paykel integrated appliances, a built-in wine refrigerator, and oversized sliding glass doors opening to a private terrace overlooking the landscaped backyard. Upstairs, the primary suite includes a custom walk-in closet and a spa-inspired bath with a freestanding soaking tub, oversized glass shower, porcelain slab finishes, and Delta fixtures. A finished recreation level adds flexibility for a media room, home office, fitness studio, or playroom.
Built in 1901, the home blends classic brownstone character with newly rebuilt finishes throughout, and is near Saraghina, Chez Oskar, Trad Room, Peaches, Saratoga Park, and the A/C and J/Z trains. BikeScore is 74 and WalkScore is 88, with a TransitScore of 98.
Interiors emphasize natural light with oversized windows, white oak herringbone floors, and soaring ceilings. The kitchen is anchored by custom oak cabinetry and Taj Mahal quartzite, with a Wolf professional range, Fisher & Paykel integrated appliances, a built-in wine refrigerator, and oversized sliding glass doors opening to a private terrace overlooking the landscaped backyard. Upstairs, the primary suite includes a custom walk-in closet and a spa-inspired bath with a freestanding soaking tub, oversized glass shower, porcelain slab finishes, and Delta fixtures. A finished recreation level adds flexibility for a media room, home office, fitness studio, or playroom.
Built in 1901, the home blends classic brownstone character with newly rebuilt finishes throughout, and is near Saraghina, Chez Oskar, Trad Room, Peaches, Saratoga Park, and the A/C and J/Z trains. BikeScore is 74 and WalkScore is 88, with a TransitScore of 98.
Key Highlights
- Two‑family brownstone configured as owner’s triplex over a private two‑bedroom garden apartment
- Garden apartment has its own entrance for rental, guest, or multigenerational flexibility
- Oversized windows, soaring ceilings, and white oak herringbone floors
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
$102,158
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
4.27%
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%
$2,043,160
$2.0M
Cap Rate 7%
$1,459,400
$1.5M
Cap Rate 9%
$1,135,089
$1.1M
Market Conditions
NOI Build-Up for 2,917 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
$148.8K $51.00/SF
− Vacancy
−$2.8K −$0.97/SF
EGI
$145.9K $50.03/SF
− OpEx
−$43.8K −$15.01/SF
NOI
$102.2K $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%
$2,043,160
Cap Rate 7%
$1,459,400
Cap Rate 9%
$1,135,089
Alternative Uses
Best Use
Multifamily LT 5
$1.46M
$1.28M – $1.70M
NOI $102,158 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$1.27M
$1.11M – $1.48M
NOI $89,053 @ 7.0% cap · market cap 3.72%
Theoretical Best
Specialty Retail
$2.42M
$2.11M – $2.82M
NOI $169,069 @ 7.0% cap · market cap 7.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,337
Businesses Nearby
Explore this area
Business Placement
Demographics for 11233, NY
75,399
Population
34,412
Households
2.2
Avg Household Size
35
Median Age
33%
College-Educated
86%
High-School Grad
1.3 sq mi
ZIP Area
57,999
Density / Sq Mi
$62,034
Median Household Income
$47,149
Median Earnings
$1,613
Median Rent
$1,013,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 brownstone in Stuyvesant Heights featuring a private two-bedroom garden apartment with its own entrance.
Where is this duplex located?
The property is located at 394 BAINBRIDGE Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,395,000.
What are key features of this property?
This property features: Two‑family brownstone configured as owner’s triplex over a private two‑bedroom garden apartment; Garden apartment has its own entrance for rental, guest, or multigenerational flexibility; Oversized windows, soaring ceilings, and white oak herringbone floors
