Rebuilt Two-Family
For Sale
$2,395,000
394 Bainbridge Street, Brooklyn, NY 11233
Residential, Brooklyn, NY
Property Size2,917 SF
Lot Size0.04 Acres
Price / SF$821.05
Days on Market58
Property Features for 394 Bainbridge Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6B
Bedrooms
5
Bathrooms
5
Full bathrooms
3
Half bathrooms
2
Rooms
Bedroom 4, Bathroom 3, Bedroom 3, Bedroom 1, Bathroom 4, Bedroom 5, Bedroom 2, Bathroom 5, Bathroom 1, Bathroom 2
Patio and Porch features
Deck
Interior features
A/C Unit, Central Air, Central Air - Split, Deck, Dishwasher, Dryer, Fireplace, Microwave, Refrigerator, Stove, Washer
Fireplace
1
Basement
Full, Finished
Subdivision
Bedford Stuyvesant
Standard status
Active
Size
2,917 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
4969
Amenities
white oak herringbone floors
custom millwork
fireplace
chef's kitchen
Wolf professional range
Fisher & Paykel appliances
built-in wine refrigerator
private terrace
landscaped backyard
walk-in closet
spa-inspired bath
soaking tub
Building Details
Year built
1901
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Flat
Listing Agency:
Revived Residential
(929) 379-3750
Listed By:
John Falce
(718) 689-4688
Added: Jul 27
Changed: Sep 16
Last Checked: Sep 22 at 4:06AM
MLS# 503303
Copyright © 2026 Brooklyn New York Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,917-square-foot brick duplex property dates to 1901 and has been comprehensively rebuilt. The layout combines an owner's triplex with a separately accessed two-bedroom garden apartment. Interior details include hardwood and white oak herringbone flooring, high ceilings, custom millwork, an arched-niche fireplace, and a finished recreation level suitable for media, office, fitness, or play space. The kitchen features custom oak cabinetry, Taj Mahal quartzite, a waterfall island, Wolf range, Fisher & Paykel appliances, wine refrigeration, and oversized sliding doors leading to a private terrace and landscaped backyard. The home also includes a primary suite with a walk-in closet and spa-style bath, plus central air, split-system cooling, a washer, dryer, dishwasher, and deck.
The property occupies a 0.0396-acre lot in Stuyvesant Heights and carries R6B zoning. Saraghina, Chez Oskar, Trad Room, Peaches, and Saratoga Park are nearby, with access to the A/C and J/Z trains. The garden apartment's independent entrance supports its separate residential configuration and supplemental rental income potential.
The property occupies a 0.0396-acre lot in Stuyvesant Heights and carries R6B zoning. Saraghina, Chez Oskar, Trad Room, Peaches, and Saratoga Park are nearby, with access to the A/C and J/Z trains. The garden apartment's independent entrance supports its separate residential configuration and supplemental rental income potential.
Key Highlights
- 2,917 square feet on a 0.0396‑acre lot
- Two‑family layout with an owner's triplex and private two‑bedroom garden apartment
- R6B zoning; brick construction dating to 1901
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
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Current Use
Lease Details
2
Residential units
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
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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 - A private garden apartment complements the owner's triplex, with a separate entrance and supplemental rental income potential.
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: 2,917 square feet on a 0.0396‑acre lot; Two‑family layout with an owner's triplex and private two‑bedroom garden apartment; R6B zoning; brick construction dating to 1901
