FSBO – 2-Family + Mixed-Use Zoning + Day-Care Certified – Windsor Terrace – $1,649,000 (Brooklyn)
• Address: 1268 Prospect Avenue, Brooklyn, NY 11218
• For Sale By Owner – No Brokers
• Active tenants through August 31st, 2026 – Please use this thread for questions and appointments
• Pictures are from 2005 so there will be changes
• A rare Windsor Terrace opportunity: a legal two-family home on an oversized 25 × 124 lot with mixed-use zoning (R5 + C1-3), day-care certification, fire-safety spiral staircase, and major capital upgrades completed between 2023–2024. Perfect for owner-occupants, investors, or commercial operators needing residential + business flexibility.
? PROPERTY FEATURES
• Legal 2-family
• Oversized 25 × 124 lot
• Mixed-use zoning: R5 with C1-3 commercial overlay
• Certified for day-care center use
• Exterior spiral staircase for DOB fire-safety compliance
• Full unfinished basement with high ceilings
• Quiet, tree-lined block
• 4–5 minute walk to Fort Hamilton Pkwy F train
• Near Prospect Park, cafés, schools, playgrounds, and shops
?? HOME SQUARE FOOTAGE
• Building Size: 18 ft×40 ft
• Total Interior Square Footage: 18 ft×40 ft=720 sq ft per floor
• Since the property is 2 stories, the total interior living area is: 720 sq ft×2=1,440 sq ft
• Total Interior Square Footage: 1,440 sq ft
• (This matches typical pre-war two-family footprints in Windsor Terrace with an 18-foot width.)
• This does not include the full unfinished basement (same footprint: ~720 sq ft).
• This does not include any exterior structures (spiral staircase, yard, etc.)
• Lot size 25 ft×124 ft=3,100 sq ft
?? MAJOR UPGRADES (2023–2024)
• ??? New Roof – Installed November 2024
• Professionally installed 15-year roofing system by Arcade Home Improvements:
• APP 180 White membrane
• Firestone liquid flashing + fleece reinforcement
• Ultra Flashing at parapet walls & penetrations
• Drainage improvements (pitched low areas)
• 5-year workmanship guarantee
• Full contractor documentation available
?? New Windows – Installed July 2024 & September 2024
• Installed by AirLite Windows Inc. (family-owned since 1958):
• Ideal Perfect Fit insulated aluminum windows
• Fully framed, caulked, and exterior-capped
• Custom sizes for both floors
• Lifetime factory warranty
• “PAID IN FULL” invoices included
?? New Boiler – Installed March 2023
• Modern, energy-efficient hot water boiler
• Copper supply & return lines
• Clean basement installation
• Improved heating reliability and efficiency
?? Exterior Spiral Staircase – Fire-Safety Compliant
• Provides secondary egress for commercial/day-care operations
• DOB-compliant installation
• Enhances safety and code compliance
?? Day-Care Certification
• The property is currently certified for day-care center use, offering a turnkey opportunity for childcare operators or investors seeking high-demand commercial tenants.
??? ZONING & COMMERCIAL POTENTIAL
• Located in R5 with C1-3 overlay, allowing:
• Professional offices
• Medical/dental
• Day-care/early education
• Boutique retail
• Personal services (salon, tutoring, pet services)
• This flexibility significantly increases long-term value.
?? TRANSIT
• 0.2 miles to Fort Hamilton Pkwy F train
• Easy access to Park Slope, Kensington, Prospect Park
?? PRICE
• $1,649,000 – For Sale By Owner
• Serious buyers only
?? CONTACT
• Reply to this listing with your name and number to schedule a private showing.
• Appointments available on weekends