Spacious Two-Family Home in
For Sale
$1,450,000
Pending
495 Halsey St, Brooklyn, NY 11233
Two-family home in fair condition, prime location, sold as-is.
Property Size2,028 SF
Lot Size0.04 Acres
Days on Market284
Property Features for 495 Halsey St
General Information
Standard status
Pending
Size
2,028 SF
Lot size
0.04 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$3,443
Building Details
Building Size
2,028 SF
Year Built
1899
Units
3
Listing Agency:
Stuyvesant Heights Realty Corp
Listed By:
Sharmila Gauntlett CBR
(516) 444-0933
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 14
Last Checked: Sep 7 at 9:03AM
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 Stuyvesant Heights Realty Corp
Investment Insights
Based on property information with market context.
This two-family home presents an investment opportunity in a convenient location. The property is in fair condition and requires updates. It is being sold as-is and will be delivered vacant. The layout includes a first-floor duplex featuring a living room, dining area, kitchen, and bathroom on the main level, with three bedrooms located on the second floor. The third floor comprises one and a half bedrooms, a living/dining and kitchen combo, and a full bathroom. A full basement provides additional space and potential.
Key Highlights
- Great investment opportunity due to price reduction and vacant delivery.
- Prime location offers convenience.
- Two‑family home provides potential for rental income or multi‑generational living.
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
$71,024
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
4.90%
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%
$1,420,480
$1.4M
Cap Rate 7%
$1,014,629
$1.0M
Cap Rate 9%
$789,156
$789.2K
Market Conditions
NOI Build-Up for 2,028 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
$103.4K $51.00/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$101.5K $50.03/SF
− OpEx
−$30.4K −$15.01/SF
NOI
$71.0K $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%
$1,420,480
Cap Rate 7%
$1,014,629
Cap Rate 9%
$789,156
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$887.8K – $1.18M
NOI $71,024 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$884.5K
$773.9K – $1.03M
NOI $61,913 @ 7.0% cap · market cap 4.27%
Theoretical Best
Specialty Retail
$1.68M
$1.47M – $1.96M
NOI $117,543 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family home in fair condition, prime location, sold as-is.
Where is this duplex located?
The property is located at 495 Halsey St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Great investment opportunity due to price reduction and vacant delivery.; Prime location offers convenience.; Two‑family home provides potential for rental income or multi‑generational living.
