Auburndale Brick Two-Family
For Sale
$1,990,000
Pending
45-44 E 189 St, Queens, NY 11358
Two-family house in Auburndale, close to transportation and amenities.
Property Size4,170 SF
Lot Size0.11 Acres
Days on Market270
Property Features for 45-44 E 189 St
General Information
Standard status
Pending
Size
4,170 SF
Lot size
0.11 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$11,224
Building Details
Building Size
4,170 SF
Year Built
2015
Units
2
Listing Agency:
GOOD CHOICE REALTY & MGMT CORP
(516) 773-4939
Listed By:
Joann Lee
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 15
Last Checked: Aug 24 at 6:58AM
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 GOOD CHOICE REALTY & MGMT CORP
Investment Insights
Based on property information with market context.
This is a 10-year-old, custom-built brick two-family house located in the Auburndale neighborhood. The property is situated two blocks from the Q27 bus to Main Street and the #7 subway, and three blocks from Northern Boulevard. Constructed with quality materials, this property is approximately one mile from Kissena Park Golf Course and the Auburndale train station. The basement features an outside entrance, multiple windows, and a connection to the first-floor unit. Sliding glass doors lead to a small deck in the backyard. The property also includes a granite large stone porch.
Key Highlights
- Custom‑built brick 2‑family house, constructed in 2015.
- Located in a nice, quiet Auburndale neighborhood.
- Convenient access to transportation with the Q27 bus to Main Street #7 subway only 2 blocks away, and Northern Blvd just 3 blocks away.
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
$101,933
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
5.12%
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%
$2,038,660
$2.0M
Cap Rate 7%
$1,456,186
$1.5M
Cap Rate 9%
$1,132,589
$1.1M
Market Conditions
NOI Build-Up for 4,170 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
$192.7K $46.20/SF
− Vacancy
−$7.3K −$1.76/SF
EGI
$185.3K $44.44/SF
− OpEx
−$83.4K −$20.00/SF
NOI
$101.9K $24.44/SF
Area
Queens County, NY
Vacancy
3.80%
Lease Rate
$46.20 /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%
$2,038,660
Cap Rate 7%
$1,456,186
Cap Rate 9%
$1,132,589
Alternative Uses
Best Use
Apartment 5plus
$1.46M
$1.27M – $1.70M
NOI $101,933 @ 7.0% cap · market cap 5.12%
Second Best
Multifamily LT 5
$986.0K
$862.8K – $1.15M
NOI $69,020 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$3.07M
$2.69M – $3.59M
NOI $215,192 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,621
Businesses Nearby
Explore this area
Business Placement
Demographics for 11358, NY
40,435
Population
13,806
Households
2.9
Avg Household Size
43
Median Age
37%
College-Educated
84%
High-School Grad
2.0 sq mi
ZIP Area
20,218
Density / Sq Mi
$88,729
Median Household Income
$46,875
Median Earnings
$2,086
Median Rent
$967,200
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 house in Auburndale, close to transportation and amenities.
Where is this duplex located?
The property is located at 45-44 E 189 St Queens, NY.
What is the asking price?
The asking price for this property is $1,990,000.
What are key features of this property?
This property features: Custom‑built brick 2‑family house, constructed in 2015.; Located in a nice, quiet Auburndale neighborhood.; Convenient access to transportation with the Q27 bus to Main Street #7 subway only 2 blocks away, and Northern Blvd just 3 blocks away.
