Two-Family Home with
New
For Sale
$1,590,000
6904 12th Ave, Brooklyn, NY 11228
Semi-detached residential property with five bedrooms, three bathrooms, a finished basement, and private garage parking.
Property Size2,600 SF
Lot Size0.05 Acres
Days on Market3
Property Features for 6904 12th Ave
General Information
Standard status
Active
Size
2,600 SF
Lot size
0.05 Acres
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,802
Amenities
finished basement
Building Details
Building Size
2,600 SF
Year Built
1940
Buildings
1
Stories
2
Construction
semi-detached
Listing Agency:
Tiger Realty
Listed By:
Hang (Tyler) Chen · License #HC3855
(917) 708-9966
Source:
Elliman
Added: Sep 4
Changed: Sep 5
Last Checked: Sep 6 at 12:47PM
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 Tiger Realty
Investment Insights
Based on property information with market context.
This semi-detached two-family residence at 6904 12th Ave includes 5 bedrooms and 3 bathrooms within a building measuring approximately 20×40. The property occupies a 20×100 lot and features a finished basement for additional interior space, along with a built-in garage for private parking. Constructed in 1940, the home is positioned for both owner occupancy and residential income use.
The property is in Bensonhurst at 6904 12th Ave, Brooklyn, NY 11228, near shopping, restaurants, schools, parks, and public transportation. Its walk score is 92, with a transit score of 80 and a bike score of 55.
The property is in Bensonhurst at 6904 12th Ave, Brooklyn, NY 11228, near shopping, restaurants, schools, parks, and public transportation. Its walk score is 92, with a transit score of 80 and a bike score of 55.
Key Highlights
- Two‑family semi‑detached residence with 5 bedrooms and 3 bathrooms
- Approximately 20×40 building on a 20×100 lot
- Finished basement adds usable interior 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
$91,056
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
5.73%
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%
$1,821,120
$1.8M
Cap Rate 7%
$1,300,800
$1.3M
Cap Rate 9%
$1,011,733
$1.0M
Market Conditions
NOI Build-Up for 2,600 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
$132.6K $51.00/SF
− Vacancy
−$2.5K −$0.97/SF
EGI
$130.1K $50.03/SF
− OpEx
−$39.0K −$15.01/SF
NOI
$91.1K $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%
$1,821,120
Cap Rate 7%
$1,300,800
Cap Rate 9%
$1,011,733
Alternative Uses
Best Use
Multifamily LT 5
$1.30M
$1.14M – $1.52M
NOI $91,056 @ 7.0% cap · market cap 5.73%
Second Best
Apartment 5plus
$1.13M
$992.2K – $1.32M
NOI $79,375 @ 7.0% cap · market cap 4.99%
Theoretical Best
Specialty Retail
$2.15M
$1.88M – $2.51M
NOI $150,696 @ 7.0% cap · market cap 9.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,829
Businesses Nearby
Explore this area
Business Placement
Demographics for 11228, NY
45,906
Population
16,336
Households
2.8
Avg Household Size
41
Median Age
37%
College-Educated
80%
High-School Grad
1.5 sq mi
ZIP Area
30,604
Density / Sq Mi
$80,737
Median Household Income
$47,062
Median Earnings
$1,828
Median Rent
$1,131,700
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 - Semi-detached residential property with five bedrooms, three bathrooms, a finished basement, and private garage parking.
Where is this duplex located?
The property is located at 6904 12th Ave Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,590,000.
What are key features of this property?
This property features: Two‑family semi‑detached residence with 5 bedrooms and 3 bathrooms; Approximately 20×40 building on a 20×100 lot; Finished basement adds usable interior space
