Duplex With Two 3-Bedroom
For Sale
$890,000
53 Brighton 1st Place, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size1,516 SF
Lot Size0.06 Acres
Price / SF$587.07
Days on Market245
Property Features for 53 Brighton 1st Place
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 4
Parking features
Carport
Basement
Full, Unfinished
Subdivision
Brighton Beach
Standard status
Active
Size
1,516 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
5297
Building Details
Year built
1901
Floors in Building
2
Number of units
2
Flooring type
Tile
Building materials
Wood Frame
Listing Agency:
Real Broker NY LLC
(718) 256-4000
Listed By:
Eddie Anwar Arib
(718) 269-4598
Added: Dec 11, 2025
Changed: Aug 4
Last Checked: Aug 13 at 2:06PM
MLS# 497845
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.
53 Brighton 1st Place is a duplex featuring two large 3-bedroom apartments. The first-floor unit is occupied by a tenant with no lease in place, while the second-floor unit is vacant and includes an attic for extra storage. An unfinished basement is available for storage and has a separate entrance. The property is wood frame and uses tile flooring, built in 1901. The home needs TLC and is being sold in “as is” condition.
The property sits on a 0.0581-acre lot and includes carport parking for 1 car. It is zoned R6.
Conveniently, the area is described as being near shopping, parks, schools, buses, the B&Q subway, Belt Parkway, and The Brighton Beach Boardwalk.
The property sits on a 0.0581-acre lot and includes carport parking for 1 car. It is zoned R6.
Conveniently, the area is described as being near shopping, parks, schools, buses, the B&Q subway, Belt Parkway, and The Brighton Beach Boardwalk.
Key Highlights
- Two 3‑bedroom apartments in a duplex configuration
- R6 zoning
- Carport parking for 1 car
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
$53,093
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
5.97%
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%
$1,061,860
$1.1M
Cap Rate 7%
$758,471
$758.5K
Cap Rate 9%
$589,922
$589.9K
Market Conditions
NOI Build-Up for 1,516 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
$77.3K $51.00/SF
− Vacancy
−$1.5K −$0.97/SF
EGI
$75.8K $50.03/SF
− OpEx
−$22.8K −$15.01/SF
NOI
$53.1K $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%
$1,061,860
Cap Rate 7%
$758,471
Cap Rate 9%
$589,922
Alternative Uses
Best Use
Multifamily LT 5
$758.5K
$663.7K – $884.9K
NOI $53,093 @ 7.0% cap · market cap 5.97%
Second Best
Apartment 5plus
$661.2K
$578.5K – $771.4K
NOI $46,282 @ 7.0% cap · market cap 5.20%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.46M
NOI $87,867 @ 7.0% cap · market cap 9.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,692
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 - R6 zoned duplex with two 3-bedroom apartments, carport parking, and an unfinished basement with separate entrance.
Where is this duplex located?
The property is located at 53 Brighton 1st Place Brooklyn, NY.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: Two 3‑bedroom apartments in a duplex configuration; R6 zoning; Carport parking for 1 car
