Brick Duplex with
For Sale
$1,100,000
4648 Bedford Avenue, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size2,180 SF
Lot Size0.04 Acres
Price / SF$504.59
Days on Market56
Property Features for 4648 Bedford Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bathroom 3, Bedroom 4, Bedroom 1, Bathroom 1
Parking features
Garage
Patio and Porch features
Deck
Interior features
Deck, Dishwasher, Laundry Area, Microwave
Subdivision
Sheepshead Bay
Standard status
Active
Size
2,180 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
7168
Building Details
Year built
1940
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Rubber
Listing Agency:
eXp Realty BKNY
(888) 276-0630
Listed By:
John A. Scotto
(888) 276-0630
Added: Jun 16
Changed: Aug 3
Last Checked: Aug 10 at 11:06AM
MLS# 502334
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 2,180-square-foot duplex is configured as a two-family residence with four bedrooms and 2.5 baths. Built in 1940, the brick property includes hardwood flooring, a rubber roof, garage parking, a deck, dishwasher, microwave, and a dedicated laundry area. The layout provides separate living areas and adaptable space for owner occupancy, rental use, or multigenerational living, as supported by the two-family configuration.
The property occupies 0.0443 acres on Bedford Avenue in Brooklyn’s Sheepshead Bay area. Its R4 zoning, residential configuration, and established neighborhood setting support a range of residential ownership strategies. The surrounding area includes waterfront access along with restaurants, cafés, and nightlife destinations.
The property occupies 0.0443 acres on Bedford Avenue in Brooklyn’s Sheepshead Bay area. Its R4 zoning, residential configuration, and established neighborhood setting support a range of residential ownership strategies. The surrounding area includes waterfront access along with restaurants, cafés, and nightlife destinations.
Key Highlights
- Two‑family duplex residence with four bedrooms and 2.5 baths
- 2,180 square feet of building area on a 0.0443‑acre lot
- R4 zoning in Brooklyn’s Sheepshead Bay area
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
$76,347
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
6.94%
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%
$1,526,940
$1.5M
Cap Rate 7%
$1,090,671
$1.1M
Cap Rate 9%
$848,300
$848.3K
Market Conditions
NOI Build-Up for 2,180 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
$111.2K $51.00/SF
− Vacancy
−$2.1K −$0.97/SF
EGI
$109.1K $50.03/SF
− OpEx
−$32.7K −$15.01/SF
NOI
$76.3K $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%
$1,526,940
Cap Rate 7%
$1,090,671
Cap Rate 9%
$848,300
Alternative Uses
Best Use
Multifamily LT 5
$1.09M
$954.3K – $1.27M
NOI $76,347 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$950.8K
$831.9K – $1.11M
NOI $66,553 @ 7.0% cap · market cap 6.05%
Theoretical Best
Specialty Retail
$1.81M
$1.58M – $2.11M
NOI $126,353 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,862
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
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 layout includes four bedrooms, 2.5 baths, and flexible living space on Bedford Avenue.
Where is this duplex located?
The property is located at 4648 Bedford Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two‑family duplex residence with four bedrooms and 2.5 baths; 2,180 square feet of building area on a 0.0443‑acre lot; R4 zoning in Brooklyn’s Sheepshead Bay area
