Brick Duplex with Central
For Sale
$1,199,000
778 Lincoln Avenue, Brooklyn, NY 11208
MULTI_FAMILY - Brooklyn, NY
Property Size2,532 SF
Lot Size0.05 Acres
Price / SF$473.54
Days on Market865
Property Features for 778 Lincoln Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R5
Bedrooms
7
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 7, Bedroom 5, Bathroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 4
Parking features
Garage, Carport
Interior features
Central Air, Central Air - Split, Dishwasher, Dryer, Laundry Area, Microwave, Refrigerator, Stove, Terrace, Washer
Basement
Finished
Subdivision
East New York
Standard status
Active
Size
2,532 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
6690
Amenities
central air
private outdoor space
fully fenced private backyard
Building Details
Year built
2005
Floors in Building
3
Number of units
2
Flooring type
Tile, Hardwood, Ceramic
Building materials
Block, Brick
Roof type
Rubber
Architectural style
Other
Listing Agency:
Century 21 Achievers
(718) 758-0600
Listed By:
Andre Hanniford
(718) 758-0600
Added: Apr 2, 2024
Changed: Aug 3
Last Checked: Aug 14 at 3:06AM
MLS# 481033
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.
A brick two-family duplex featuring central air and a configuration of a three-bedroom, two-bath upper unit over a three-bedroom, one-bath lower unit with additional basement space. The property is set to be delivered vacant and includes a private outdoor space accessed from the duplex’s master bedroom loft, plus a fully fenced large private backyard. Interior amenities include split central air, along with a dishwasher, microwave, refrigerator, stove, washer, and dryer. Built in 2005, the home has modern electrical and plumbing and includes two boilers, two water heaters, and three separate light meters (the walk-in and hallway share its own light meter). Parking includes a built-in garage and a private carport space.
The property sits on a 0.045-acre lot and is zoned R5. The roof is rubber, and the interior flooring includes hardwood, tile, and ceramic.
Measuring 2,532 square feet, this duplex offers two-family living with dedicated outdoor space, plus basement area for additional use.
The property sits on a 0.045-acre lot and is zoned R5. The roof is rubber, and the interior flooring includes hardwood, tile, and ceramic.
Measuring 2,532 square feet, this duplex offers two-family living with dedicated outdoor space, plus basement area for additional use.
Key Highlights
- Brick two‑family duplex delivered vacant
- Central air with split system; private outdoor access from master bedroom loft
- 0.045‑acre lot and 2,532 SF total area
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
$64,997
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
5.42%
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%
$1,299,940
$1.3M
Cap Rate 7%
$928,529
$928.5K
Cap Rate 9%
$722,189
$722.2K
Market Conditions
NOI Build-Up for 2,532 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
$97.2K $38.40/SF
− Vacancy
−$4.4K −$1.73/SF
EGI
$92.9K $36.67/SF
− OpEx
−$27.9K −$11.00/SF
NOI
$65.0K $25.67/SF
Area
ZIP 11208
Vacancy
4.50%
Lease Rate
$38.40 /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%
$1,299,940
Cap Rate 7%
$928,529
Cap Rate 9%
$722,189
Alternative Uses
Best Use
Multifamily LT 5
$928.5K
$812.5K – $1.08M
NOI $64,997 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$826.8K
$723.4K – $964.6K
NOI $57,874 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,449 @ 7.0% cap · market cap 9.04%
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
1,690
Businesses Nearby
Explore this area
Business Placement
Demographics for 11208, NY
101,958
Population
37,261
Households
2.7
Avg Household Size
35
Median Age
16%
College-Educated
82%
High-School Grad
2.7 sq mi
ZIP Area
37,762
Density / Sq Mi
$59,988
Median Household Income
$40,156
Median Earnings
$1,563
Median Rent
$638,200
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 - Vacant brick two-family duplex with central air, private fenced backyard, and carport/garage parking.
Where is this duplex located?
The property is located at 778 Lincoln Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Brick two‑family duplex delivered vacant; Central air with split system; private outdoor access from master bedroom loft; 0.045‑acre lot and 2,532 SF total area
