Seagate Two-Family Home For
For Sale
$878,000
Pending
4205 Sea Gate Avenue, Brooklyn, NY 11224
Two-family home in gated community with income potential.
Property Size2,600 SF
Days on Market164
Property Features for 4205 Sea Gate Avenue
General Information
Standard status
Pending
Size
2,600 SF
Total Parking Spaces
1
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$10,155
Amenities
Wall/Window Unit(s)
Forced Air
Finished, Full, Walk-Out Access
Breakfast Bar, Eat-in Kitchen
Assigned
Other
Building Details
Building Size
2,600 SF
Year Built
1987
Listing Agency:
RE Max Edge Group
Listed By:
Ruslan Mingazov · License #10301211175
(718) 313-0214
Source:
Evrealestate
Added: Mar 30
Changed: Aug 23
Last Checked: Sep 8 at 4:21AM
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 RE Max Edge Group
Investment Insights
Based on property information with market context.
Located in the private Seagate community, this two-family detached home offers income potential and flexible end-user appeal. The property features 5 bedrooms and 4 bathrooms within approximately 2,600 sqft across multiple levels. The main unit is a spacious split-level layout with internal staircases, complemented by a second unit suitable for additional rental income. A finished full basement with a separate entrance is included. The property has a private driveway with parking for 6+ cars, along with a detached garage. Hardwood floors are installed throughout the home. Outdoor spaces include a porch, deck, and fenced backyard. The gated Seagate community provides private beach access, resident-only security, parks, playgrounds, and a waterfront setting. Transportation options include proximity to local buses (B36 and B74) with connections to the D, F, N, and Q subway lines, facilitating access throughout Brooklyn and into Manhattan. The annual Sea Gate Association Fee is $7,330.
Key Highlights
- Located in the exclusive gated Seagate community with private beach access and resident‑only security.
- Strong income potential from a two‑family detached home with a second unit for rental income.
- Spacious 5 bedroom, 4 bathroom property with approximately 2,600 sqft of living 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
$79,375
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
9.04%
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%
$1,587,500
$1.6M
Cap Rate 7%
$1,133,929
$1.1M
Cap Rate 9%
$881,944
$881.9K
Market Conditions
NOI Build-Up for 2,600 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
$147.3K $56.64/SF
− Vacancy
−$2.9K −$1.13/SF
EGI
$144.3K $55.51/SF
− OpEx
−$64.9K −$24.98/SF
NOI
$79.4K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /SF/Yr
Expense Ratio
45.00%
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%
$1,587,500
Cap Rate 7%
$1,133,929
Cap Rate 9%
$881,944
Alternative Uses
Best Use
Multifamily LT 5
$1.30M
$1.14M – $1.52M
NOI $91,056 @ 7.0% cap · market cap 10.37%
Second Best
Apartment 5plus
$1.13M
$992.2K – $1.32M
NOI $79,375 @ 7.0% cap · market cap 9.04%
Theoretical Best
Specialty Retail
$2.15M
$1.88M – $2.51M
NOI $150,696 @ 7.0% cap · market cap 17.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
510
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
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-family home in gated community with income potential.
Where is this duplex located?
The property is located at 4205 Sea Gate Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $878,000.
What are key features of this property?
This property features: Located in the exclusive gated Seagate community with private beach access and resident‑only security.; Strong income potential from a two‑family detached home with a second unit for rental income.; Spacious 5 bedroom, 4 bathroom property with approximately 2,600 sqft of living space.
