Three-Family Townhouse with
For Sale
$2,525,000
774 GREENE Avenue, Brooklyn, NY 11221
MULTI_FAMILY - Brooklyn, NY
Property Size3,262 SF
Price / SF$774.06
Days on Market26
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
Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 7, Bedroom 5, Bathroom 6, Bathroom 5, Bathroom 1, Bedroom 6, Bathroom 4, Bedroom 1, Bedroom 2, Bathroom 3
Patio and Porch features
Patio, Deck
Fireplace
1
Subdivision
Stuyvesant Heights
High school
Contact Agent
Elementary school district
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Middle school district
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High school district
Contact Agent
Standard status
Active
Size
3,262 SF
Taxes and HOA fees
Tax Annual Amount
10680
HOA Fee
$1.00 Annually
Amenities
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 4
Last Checked: Aug 10 at 9:06AM
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.
774 Greene Avenue is a three-family townhouse in Bedford-Stuyvesant, built in 1931. The owner’s duplex includes three bedrooms and two-and-a-half bathrooms, along with a spacious recreation cellar and original details such as exposed brick and a wood-burning fireplace. The layout also features a private backyard with a sauna, plus deck and patio space.
The two upper residences each offer two bedrooms. One apartment includes a private balcony, and all three residences have in-unit washer and dryers.
Commuting is supported by nearby subway service, including 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.
The two upper residences each offer two bedrooms. One apartment includes a private balcony, and all three residences have in-unit washer and dryers.
Commuting is supported by nearby subway service, including 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
- Owner’s duplex: three bedrooms and two‑and‑a‑half bathrooms
- Wood‑burning fireplace plus exposed brick and other original details
- Sauna in the private backyard, along with deck and patio
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
Multi-tenant
Tenancy
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 - Three-family townhouse built in 1931 with a wood-burning fireplace, sauna, and in-unit washer/dryers.
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: Owner’s duplex: three bedrooms and two‑and‑a‑half bathrooms; Wood‑burning fireplace plus exposed brick and other original details; Sauna in the private backyard, along with deck and patio
