Duplex with Renovated
New
For Sale
$799,900
7 Brown Street, Sea Cliff, NY 11579
Two-level duplex with separate kitchens, full basement storage, and a front porch with Trex decking.
Property Size1,565 SF
Price / SF$511.12
Days on Market3
Property Features for 7 Brown Street
General Information
Standard status
Active
Size
1,565 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$15,195
Building Details
Building Size
1,565 SF
Year Built
1893
Buildings
1
Stories
2
Listing Agency:
Douglas Elliman Real Estate
Listed By:
Corey Guglielmo · License #10401345008
(516) 610-8913
Source:
Luxuryhomeny
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 12 at 2:37PM
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 Douglas Elliman Real Estate
Investment Insights
Based on property information with market context.
This 1,565-square-foot duplex, built in 1893, combines two residential levels with distinct living arrangements. The first floor includes a living room, dining room, eat-in kitchen with gas cooking, two bedrooms, and a full bath. Hardwood floors, high ceilings, and crown moldings add architectural detail. The second floor provides a living room, eat-in kitchen, one bedroom, generous closet space, and another full bath.
An unfinished full basement contains utilities and storage and includes an exterior entrance. The property also has a front porch finished with Trex decking, a backyard connection from the first-floor kitchen, and a 2-car garage that was fully renovated in 2023.
An unfinished full basement contains utilities and storage and includes an exterior entrance. The property also has a front porch finished with Trex decking, a backyard connection from the first-floor kitchen, and a 2-car garage that was fully renovated in 2023.
Key Highlights
- 1,565‑square‑foot duplex built in 1893
- First floor includes 2 bedrooms and 1 full bath
- Second floor includes 1 bedroom and 1 full bath
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
$29,815
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
3.73%
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%
$596,300
$596.3K
Cap Rate 7%
$425,929
$425.9K
Cap Rate 9%
$331,278
$331.3K
Market Conditions
NOI Build-Up for 1,565 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
$45.1K $28.80/SF
− Vacancy
−$2.5K −$1.58/SF
EGI
$42.6K $27.22/SF
− OpEx
−$12.8K −$8.16/SF
NOI
$29.8K $19.05/SF
Area
Nassau County, NY
Vacancy
5.50%
Lease Rate
$28.80 /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%
$596,300
Cap Rate 7%
$425,929
Cap Rate 9%
$331,278
Alternative Uses
Best Use
Multifamily LT 5
$425.9K
$372.7K – $496.9K
NOI $29,815 @ 7.0% cap · market cap 3.73%
Second Best
Apartment 5plus
$398.8K
$349.0K – $465.3K
NOI $27,916 @ 7.0% cap · market cap 3.49%
Theoretical Best
Specialty Retail
$1.03M
$905.4K – $1.21M
NOI $72,432 @ 7.0% cap · market cap 9.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
711
Businesses Nearby
Explore this area
Business Placement
Demographics for 11579, NY
5,039
Population
1,977
Households
2.5
Avg Household Size
47
Median Age
63%
College-Educated
98%
High-School Grad
1.1 sq mi
ZIP Area
4,581
Density / Sq Mi
$185,650
Median Household Income
$76,981
Median Earnings
$2,268
Median Rent
$926,500
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 - Two-level duplex with separate kitchens, full basement storage, and a front porch with Trex decking.
Where is this duplex located?
The property is located at 7 Brown Street Sea Cliff, NY.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 1,565‑square‑foot duplex built in 1893; First floor includes 2 bedrooms and 1 full bath; Second floor includes 1 bedroom and 1 full bath
