The listing facts are current enough for an initial property review.
for saleRealtyLens property overview
$1,850,000
2078 E 28th St
Brooklyn, NY, 11229
View more Brooklyn, NY property pages11Beds
4Baths
2,492Sqft
$742$/sqft
Listing Notes
Prime 4-Family Investment Opportunity in Sheepshead Bay, Brooklyn This exceptional property presents a rare opportunity for both investors and end-users alike! Situated in the highly desirable Sheepshead Bay neighborhood of Brooklyn, this 4-family semi-detached brick building, offering approximately 2492 SF of living space with a detached garage offers strong income potential and long-term value. The property is fully occupied and features: - A spacious 2-bedroom apartment on the first floor - A large 3-bedroom apartment spanning the 2nd to 4th floors Each unit is separately metered with 4 gas meters and 5 electric meters, along with separate hot water coin systems. Tenants are responsible for their own hot water expenses, helping to minimize owner operating costs. Financial Highlights: - Annual Gross Income: $121,200 - Total Annual Expenses: $26077 - CAP Rate: Over 5% Location Highlights: Conveniently located between Avenue U & Avenue T, the property is close to: - Shopping and dining options - Kings Plaza Mall - Supermarkets, pharmacies, and schools Transportation: Easy access to the B & Q subway lines, multiple bus routes, and the Belt Parkway, providing convenient connectivity throughout Brooklyn and beyond. Delivered vacant!!
Market Insights
Below nearby median-14%
$742/sqft vs a nearby median of $862/sqft.
Nearby median$862/sqft
Nearby properties12
Property size2,492 sqft
- -14% versus the nearby median price per square foot.
- Price history is limited, so current comps matter more than trend alone.
- 2,492 sqft creates a usable price-per-square-foot read.
Pricing Read
Yardstick fair value$2.08M$1.89M – $2.26M · 50% confidence
vs ask $1.85M−$226k (−12.2%)
Asking price is about 12.2% below the fair value — likely to draw competing offers if it's still on market.
$882/sqft median across 10 tight comps × 2,492 sqft= $2.20M
- Visible condition issues−$110k −5.0%
- Pre-war character+$55k +2.5%
- Transit access−$33k −1.5%
- Sparse street life−$33k −1.5%
Cumulative NYC adjustments−$121k−5.5%
Property Read
The asking price per square foot is below the nearby median, which can be worth a closer comp check.
Price history is still limited; review again as more market activity becomes available.
Diligence Read2 items to check
AI ReadinessReady to analyze
Assistant read
Generate a buyer-agent read of this listing — pricing, risks, comp check, and negotiation leverage. Takes a few seconds.
Generated from the facts shown on this page and nearby market data. Not a professional appraisal.
Listing Details
- Days on market
- 28 days
- Last price change
- No change recorded
- Listed
- Apr 14, 2026
- Photos
- 11 photos
- Property type
- multi family
- Status
- for sale
- Last sold
- Jun 20, 2017 · $1,365,000
Features & Amenities
Central AirTwo Or More StoriesRental PropertyInvestment OpportunityShopping NearbyShopping
Photos
Building Facts
- Year built
- 1920
- Stories
- 3
- Total units
- 4
- Residential units
- 4
- Building area
- 2,484 sqft
- Lot size
- 2,800 sqft
- Land use
- Multi-family walk-up buildings
- Building class
- C3
From NYC public records where available.
Price History
May 4, 2026Initial record
$1,850,000for sale
Public Records
DOB violations0 open
0 total recorded against the building
HPD violations29 open
43 total recorded
ACRIS documents20
Tax-lot deed, mortgage, and transfer records on file
311 calls (12 mo)30,594
Top: illegal parking
Top complaint types in ZIP 11229
- Illegal Parking6,087
- Noise - Residential3,247
- Blocked Driveway2,958
- HEAT/HOT WATER2,271
- Abandoned Vehicle1,159
Recent HPD
- May 4, 2026Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
- Nov 20, 2025Class I · §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITE...
- Jun 9, 2025Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
- Nov 29, 2024Class I · §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITE...
Recent Transfers (ACRIS)
- Jun 20, 2017DEED$1,365,000
- Jul 14, 2004DEEDO$715,000
Sourced from NYC Open Data (DOB, HPD, ACRIS). Updated as the city republishes — check the original source for live status.