Residential Income Property with Roof
For Sale
$1,275,000
87 WINTHROP Street PHB, Brooklyn, NY 11225
New-construction duplex residence offers private outdoor areas, a home office, central AC, and in-unit laundry.
Property Size1,171 SF
Price / SF$1,088
Days on Market9
Property Features for 87 WINTHROP Street PHB
General Information
Standard status
Active
Size
1,171 SF
Property subtype
Duplex
Building Details
Building Size
1,171 SF
Year Built
2026
Listing Agency:
Serhant
Listed By:
Alexandra Newman
(646) 650-6456
Source:
Miradorrealestate
Added: Aug 28
Changed: Sep 4
Last Checked: Sep 4 at 11:10AM
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 Serhant
Investment Insights
Based on property information with market context.
Residence PHB is a newly constructed duplex condominium with three bedrooms and three bathrooms across two levels. The home includes 1,171 square feet, a windowed office, private balcony, and a finished private roof deck measuring almost 650 square feet. An internal staircase connects the upper-level bedroom suite to the roof deck, which includes a wet bar with custom cabinetry, sink, mini-fridge, and preparation counter.
Interior features include open living and dining areas, casement windows, central AC, built-in speakers, and an in-unit washer/dryer. The kitchen is appointed with natural oak cabinetry, quartz countertops, and Fisher & Paykel appliances. The primary suite includes a walk-in closet and bathroom with double vanity and glass-enclosed shower, while the secondary bathroom offers a soaking tub and built-in storage.
The property is located at 87 Winthrop Street in Brooklyn’s Prospect Lefferts Gardens. Prospect Park and multiple subway options, including the Q at Parkside Avenue and the 2/5 at Winthrop Street, are nearby. The building contains eight residences and was built in 2026.
Interior features include open living and dining areas, casement windows, central AC, built-in speakers, and an in-unit washer/dryer. The kitchen is appointed with natural oak cabinetry, quartz countertops, and Fisher & Paykel appliances. The primary suite includes a walk-in closet and bathroom with double vanity and glass-enclosed shower, while the secondary bathroom offers a soaking tub and built-in storage.
The property is located at 87 Winthrop Street in Brooklyn’s Prospect Lefferts Gardens. Prospect Park and multiple subway options, including the Q at Parkside Avenue and the 2/5 at Winthrop Street, are nearby. The building contains eight residences and was built in 2026.
Key Highlights
- 1,171 square feet across a two‑level duplex
- Private roof deck measuring almost 650 square feet
- Three bedrooms and three bathrooms, plus a windowed home office
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
$35,749
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
2.80%
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%
$714,980
$715.0K
Cap Rate 7%
$510,700
$510.7K
Cap Rate 9%
$397,211
$397.2K
Market Conditions
NOI Build-Up for 1,171 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
$66.3K $56.64/SF
− Vacancy
−$1.3K −$1.13/SF
EGI
$65.0K $55.51/SF
− OpEx
−$29.2K −$24.98/SF
NOI
$35.7K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /SF/Yr
Expense Ratio
45.00%
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%
$714,980
Cap Rate 7%
$510,700
Cap Rate 9%
$397,211
Alternative Uses
Best Use
Apartment 5plus
$510.7K
$446.9K – $595.8K
NOI $35,749 @ 7.0% cap · market cap 2.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$969.6K
$848.4K – $1.13M
NOI $67,871 @ 7.0% cap · market cap 5.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,517
Businesses Nearby
Explore this area
Business Placement
Demographics for 11225, NY
58,786
Population
26,703
Households
2.2
Avg Household Size
36
Median Age
48%
College-Educated
89%
High-School Grad
0.9 sq mi
ZIP Area
65,318
Density / Sq Mi
$85,201
Median Household Income
$54,639
Median Earnings
$1,733
Median Rent
$1,218,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - New-construction duplex residence offers private outdoor areas, a home office, central AC, and in-unit laundry.
Where is this residential income property located?
The property is located at 87 WINTHROP Street PHB Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: 1,171 square feet across a two‑level duplex; Private roof deck measuring almost 650 square feet; Three bedrooms and three bathrooms, plus a windowed home office
