Two-Family Duplex with Outdoor
For Sale
$2,095,000
90 Pioneer Street, Brooklyn, NY 11231
Owner’s residence spans two levels above a separate garden apartment with its own entrance and patio.
Property Size2,300 SF
Price / SF$910.87
Days on Market38
Property Features for 90 Pioneer Street
General Information
Standard status
Active
Size
2,300 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,972
Amenities
private outdoor space
solar panel system
cedar deck
garden
Juliet balcony
wood floors
exposed brick
tin ceilings
skylights
fireplaces
breakfast bar
Building Details
Building Size
2,300 SF
Year Built
1899
Buildings
1
Tenancy
Single
Listing Agency:
Compass
(917) 593-2999
Listed By:
Orren M Azani
(917) 593-2999
Source:
Miradorrealestate
Added: Jul 7
Changed: Aug 11
Last Checked: Aug 12 at 2:06PM
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 Compass
Investment Insights
Based on property information with market context.
This 1899 two-family townhouse combines an owner’s duplex with a separate garden-level apartment. The upper residence includes a parlor floor with high ceilings, exposed brick, original details, wood floors, tin ceilings, skylights, two working fireplaces, and a kitchen opening to a cedar deck. Four rooms and a full bathroom occupy the upper level, with flexible space for bedrooms, office, guests, or storage. A rear bedroom has French doors leading to a Juliet balcony.
The garden apartment has a private entrance, open kitchen with breakfast bar, dining area, full bathroom, bright living room, and bedroom opening to a private patio. The property also includes a solar panel system, parking, and a two-level rear garden. Located between Coffey Park and Van Brunt Street in Red Hook, the property is near restaurants, cafes, bars, shops, galleries, waterfront parks, Valentino Pier, Citi Bike, and ferry access.
The garden apartment has a private entrance, open kitchen with breakfast bar, dining area, full bathroom, bright living room, and bedroom opening to a private patio. The property also includes a solar panel system, parking, and a two-level rear garden. Located between Coffey Park and Van Brunt Street in Red Hook, the property is near restaurants, cafes, bars, shops, galleries, waterfront parks, Valentino Pier, Citi Bike, and ferry access.
Key Highlights
- Two‑family layout with an owner’s duplex over a garden‑level rental apartment
- 1899 townhouse with a solar panel system and included parking
- Upper residence features two working fireplaces, exposed brick, tin ceilings, skylights, and wood floors
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
$80,550
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
3.84%
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%
$1,611,000
$1.6M
Cap Rate 7%
$1,150,714
$1.2M
Cap Rate 9%
$895,000
$895.0K
Market Conditions
NOI Build-Up for 2,300 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
$117.3K $51.00/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$115.1K $50.03/SF
− OpEx
−$34.5K −$15.01/SF
NOI
$80.5K $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%
$1,611,000
Cap Rate 7%
$1,150,714
Cap Rate 9%
$895,000
Alternative Uses
Best Use
Multifamily LT 5
$1.15M
$1.01M – $1.34M
NOI $80,550 @ 7.0% cap · market cap 3.84%
Second Best
Apartment 5plus
$1.00M
$877.7K – $1.17M
NOI $70,217 @ 7.0% cap · market cap 3.35%
Theoretical Best
Specialty Retail
$1.90M
$1.67M – $2.22M
NOI $133,308 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,549
Businesses Nearby
Explore this area
Business Placement
Demographics for 11231, NY
37,240
Population
18,265
Households
2
Avg Household Size
37
Median Age
69%
College-Educated
90%
High-School Grad
1.4 sq mi
ZIP Area
26,600
Density / Sq Mi
$138,485
Median Household Income
$85,791
Median Earnings
$2,474
Median Rent
$1,678,900
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 - Owner’s residence spans two levels above a separate garden apartment with its own entrance and patio.
Where is this duplex located?
The property is located at 90 Pioneer Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,095,000.
What are key features of this property?
This property features: Two‑family layout with an owner’s duplex over a garden‑level rental apartment; 1899 townhouse with a solar panel system and included parking; Upper residence features two working fireplaces, exposed brick, tin ceilings, skylights, and wood floors
