1268 Prospect Ave, Brooklyn, NY 11218

FSBO – 2-Family + Mixed-Use Zoning + Day-Care Certified – Windsor Terrace – $1,649,000 (Brooklyn) • Address: 1268 Prospect Avenue, Brooklyn, NY 11218 between Reeve and Greenwood • 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