Renovated Two-Family Limestone
For Sale
$2,535,000
418 MACON St, Brooklyn, NY 11233
Two separate duplex residences combine private outdoor space, updated interiors, historic detailing, and flexible basement area.
Property Size4,195 SF
Price / SF$604.29
Days on Market115
Property Features for 418 MACON St
General Information
Standard status
Active
Size
4,195 SF
Property subtype
Residential
Units
Unit Mix
1 x 2BR/2BA, 1 x 3BR/2.5BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$7,296
Amenities
backyard/garden
basement
exposed brick
hardwood floors
high ceilings
skylights
laundry
private outdoor space
fireplaces
stained glass
Building Details
Building Size
4,195 SF
Year Built
1899
Buildings
1
Stories
4
Units
2
Construction
limestone
Listing Agency:
Brown Harris Stevens Residential Sales LLC
Listed By:
Judith S Kleinman
(917) 806-8671
Source:
Elliman
Added: May 15
Changed: Aug 31
Last Checked: Sep 5 at 9:07AM
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 Brown Harris Stevens Residential Sales LLC
Investment Insights
Based on property information with market context.
This renovated limestone townhouse is arranged as two independent duplex residences across four levels, offering 4,195 square feet of usable space, 12 rooms, 5 bedrooms, and 4.5 bathrooms. The garden and parlor unit includes two bedrooms, two full bathrooms, laundry, a den or study, and access to approximately 800 square feet of private outdoor space. The upper residence contains three bedrooms, two-and-a-half bathrooms, living and dining rooms, an open kitchen, and laundry. Both units include updated kitchens and bathrooms, spacious living areas, high ceilings, and natural light from large windows and two skylights.
Original architectural elements include millwork, paneled doors, stained glass, carved wood banisters, exposed brick, hardwood floors, and six fireplaces. Additional space in the basement can accommodate a gym, office, den, or playroom. The property is located at 418 Macon Street in Brooklyn, near the A and C trains at the Utica Avenue express station, multiple bus lines, neighborhood restaurants and coffee shops, Halsey Traders Market, and Keyfood Supermarket. WalkScore is 88, TransitScore is 98, and BikeScore is 74.
Original architectural elements include millwork, paneled doors, stained glass, carved wood banisters, exposed brick, hardwood floors, and six fireplaces. Additional space in the basement can accommodate a gym, office, den, or playroom. The property is located at 418 Macon Street in Brooklyn, near the A and C trains at the Utica Avenue express station, multiple bus lines, neighborhood restaurants and coffee shops, Halsey Traders Market, and Keyfood Supermarket. WalkScore is 88, TransitScore is 98, and BikeScore is 74.
Key Highlights
- Two‑family property configured as two duplex residences
- 4,195 square feet of usable space across four levels
- Garden and parlor duplex includes approximately 800 square feet of private outdoor space
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
$146,916
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
5.80%
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%
$2,938,320
$2.9M
Cap Rate 7%
$2,098,800
$2.1M
Cap Rate 9%
$1,632,400
$1.6M
Market Conditions
NOI Build-Up for 4,195 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
$213.9K $51.00/SF
− Vacancy
−$4.1K −$0.97/SF
EGI
$209.9K $50.03/SF
− OpEx
−$63.0K −$15.01/SF
NOI
$146.9K $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%
$2,938,320
Cap Rate 7%
$2,098,800
Cap Rate 9%
$1,632,400
Alternative Uses
Best Use
Multifamily LT 5
$2.10M
$1.84M – $2.45M
NOI $146,916 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$1.83M
$1.60M – $2.13M
NOI $128,069 @ 7.0% cap · market cap 5.05%
Theoretical Best
Specialty Retail
$3.47M
$3.04M – $4.05M
NOI $243,142 @ 7.0% cap · market cap 9.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,278
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate duplex residences combine private outdoor space, updated interiors, historic detailing, and flexible basement area.
Where is this duplex located?
The property is located at 418 MACON St Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,535,000.
What are key features of this property?
This property features: Two‑family property configured as two duplex residences; 4,195 square feet of usable space across four levels; Garden and parlor duplex includes approximately 800 square feet of private outdoor space
