Three-Family Townhouse with Rental
For Sale
$2,525,000
774 GREENE Avenue, Brooklyn, NY 11221
Residential, Brooklyn, NY
Property Size3,262 SF
Price / SF$774.06
Days on Market47
Property Features for 774 GREENE Avenue
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
7
Bathrooms
6
Full bathrooms
4
Half bathrooms
2
Rooms
Bathroom 6, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 3, Bathroom 2, Bedroom 1, Bedroom 7, Bedroom 6, Bathroom 3, Bathroom 5, Bathroom 1, Bedroom 4
Patio and Porch features
Deck, Patio
Fireplace
1
Subdivision
Stuyvesant Heights
High school
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Elementary school district
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Middle school district
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High school district
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Standard status
Active
Size
3,262 SF
Taxes and HOA fees
Tax Annual Amount
10680
HOA Fee
$1.00 Annually
Amenities
recreation cellar
wood-burning fireplace
sauna
private balcony
in-unit washer and dryers
private backyard
Building Details
Year built
1931
Floors in Building
3
Listing Agency:
Serhant LLC
(646) 480-7665
Listed By:
Ryan Serhant
(646) 480-7665
Added: Jul 16
Changed: Aug 20
Last Checked: Aug 31 at 6:06AM
MLS# 1026936
Copyright © 2026 OneKey MLS. 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.
Located at 774 Greene Avenue in Brooklyn’s Bedford-Stuyvesant neighborhood, this 1931 three-family townhouse contains 3262 square feet. The owner’s duplex includes three bedrooms, two-and-a-half bathrooms, a recreation cellar, exposed brick, and a wood-burning fireplace. A private backyard includes a sauna, while deck and patio areas provide additional outdoor space.
Two upper-level two-bedroom residences provide rental accommodations; one includes a private balcony. All three residences have in-unit washers and dryers. The property is near cafes, restaurants, parks, and boutiques, with access to the J, M, and Z trains at Myrtle Avenue, the G train at Myrtle-Willoughby Avenues, and the A/C trains at Kingston-Throop Avenues.
Two upper-level two-bedroom residences provide rental accommodations; one includes a private balcony. All three residences have in-unit washers and dryers. The property is near cafes, restaurants, parks, and boutiques, with access to the J, M, and Z trains at Myrtle Avenue, the G train at Myrtle-Willoughby Avenues, and the A/C trains at Kingston-Throop Avenues.
Key Highlights
- Three‑family townhouse with 3262 square feet
- Owner’s duplex offers three bedrooms and two‑and‑a‑half bathrooms
- Two additional residences, each configured with two bedrooms
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
$114,241
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
4.52%
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%
$2,284,820
$2.3M
Cap Rate 7%
$1,632,014
$1.6M
Cap Rate 9%
$1,269,344
$1.3M
Market Conditions
NOI Build-Up for 3,262 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
$166.4K $51.00/SF
− Vacancy
−$3.2K −$0.97/SF
EGI
$163.2K $50.03/SF
− OpEx
−$49.0K −$15.01/SF
NOI
$114.2K $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%
$2,284,820
Cap Rate 7%
$1,632,014
Cap Rate 9%
$1,269,344
Alternative Uses
Best Use
Multifamily LT 5
$1.63M
$1.43M – $1.90M
NOI $114,241 @ 7.0% cap · market cap 4.52%
Second Best
Apartment 5plus
$1.42M
$1.24M – $1.66M
NOI $99,585 @ 7.0% cap · market cap 3.94%
Theoretical Best
Specialty Retail
$2.70M
$2.36M – $3.15M
NOI $189,066 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
3,936
Businesses Nearby
Explore this area
Business Placement
Demographics for 11221, NY
89,222
Population
38,690
Households
2.3
Avg Household Size
33
Median Age
42%
College-Educated
84%
High-School Grad
1.4 sq mi
ZIP Area
63,730
Density / Sq Mi
$85,122
Median Household Income
$49,202
Median Earnings
$2,055
Median Rent
$1,061,400
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?
Triplex - Owner’s duplex combines preserved architectural details with two additional residences and private outdoor amenities.
Where is this triplex located?
The property is located at 774 GREENE Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,525,000.
What are key features of this property?
This property features: Three‑family townhouse with 3262 square feet; Owner’s duplex offers three bedrooms and two‑and‑a‑half bathrooms; Two additional residences, each configured with two bedrooms
