Renovated Two-Family
For Sale
$2,850,000
480 Mac Donough St, Brooklyn, NY 11233
Owner’s triplex sits above a two-bedroom garden apartment with private outdoor space.
Property Size3,088 SF
Price / SF$922.93
Days on Market13
Property Features for 480 Mac Donough St
General Information
Standard status
Active
Size
3,088 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,058
Amenities
deck
garden
fireplace
roof access
in-unit washer/dryer
Building Details
Building Size
3,088 SF
Year Built
1899
Buildings
1
Units
2
Listed By:
Jessica Stacy Fields
(917) 664-6002
Source:
Elliman
Added: Sep 10
Changed: Sep 21
Last Checked: Sep 21 at 9:47AM
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 Jessica Stacy Fields
Investment Insights
Based on property information with market context.
Located at 480 Mac Donough St in Brooklyn, this 3,088-square-foot two-family townhouse combines a private owner’s triplex with a separate garden apartment. The upper residence includes four bedrooms with en-suite bathrooms, an open parlor-level layout, a renovated kitchen with premium appliances, a deck, landscaped garden access, and private roof access. A finished basement with a half bath and custom storage adds flexible space. Preserved architectural elements include a marble wood-burning fireplace, pier mirror, and original banister. The property also features new south-facing windows, new front and garden entry doors, soundproofing between residences, and one renovated bathroom.
The garden apartment contains two bedrooms, one full bathroom, an in-unit washer/dryer, northern and southern exposures, and private outdoor space. The home is near the A/C Utica stop, with a walkScore of 92, a transitScore of 98, and a bikeScore of 67. Its Bedford-Stuyvesant setting includes nearby restaurants, coffee shops, live music, parks, and landmarked brownstone streets.
The garden apartment contains two bedrooms, one full bathroom, an in-unit washer/dryer, northern and southern exposures, and private outdoor space. The home is near the A/C Utica stop, with a walkScore of 92, a transitScore of 98, and a bikeScore of 67. Its Bedford-Stuyvesant setting includes nearby restaurants, coffee shops, live music, parks, and landmarked brownstone streets.
Key Highlights
- 3,088‑square‑foot two‑family townhouse with an owner’s triplex and separate garden apartment
- Owner’s residence includes 4 bedrooms, each with an en‑suite bathroom
- Garden apartment offers 2 bedrooms, 1 full bathroom, laundry, and 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
$108,147
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
3.79%
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%
$2,162,940
$2.2M
Cap Rate 7%
$1,544,957
$1.5M
Cap Rate 9%
$1,201,633
$1.2M
Market Conditions
NOI Build-Up for 3,088 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
$157.5K $51.00/SF
− Vacancy
−$3.0K −$0.97/SF
EGI
$154.5K $50.03/SF
− OpEx
−$46.3K −$15.01/SF
NOI
$108.1K $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%
$2,162,940
Cap Rate 7%
$1,544,957
Cap Rate 9%
$1,201,633
Alternative Uses
Best Use
Multifamily LT 5
$1.54M
$1.35M – $1.80M
NOI $108,147 @ 7.0% cap · market cap 3.79%
Second Best
Apartment 5plus
$1.35M
$1.18M – $1.57M
NOI $94,273 @ 7.0% cap · market cap 3.31%
Theoretical Best
Specialty Retail
$2.56M
$2.24M – $2.98M
NOI $178,980 @ 7.0% cap · market cap 6.28%
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
3,672
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
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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 - Owner’s triplex sits above a two-bedroom garden apartment with private outdoor space.
Where is this duplex located?
The property is located at 480 Mac Donough St Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: 3,088‑square‑foot two‑family townhouse with an owner’s triplex and separate garden apartment; Owner’s residence includes 4 bedrooms, each with an en‑suite bathroom; Garden apartment offers 2 bedrooms, 1 full bathroom, laundry, and private outdoor space
