Brick Duplex with Private
For Sale
$799,000
1257 E 85th Street, Brooklyn, NY 11236
Residential, High Ranch, Brooklyn, NY
Property Size1,956 SF
Lot Size0.05 Acres
Price / SF$408.49
Days on Market26
Property Features for 1257 E 85th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 5
Parking features
Carport
Patio and Porch features
Porch
Interior features
Laundry Area, Porch, Refrigerator, Stove
Basement
Finished
Subdivision
Canarsie
Standard status
Active
Size
1,956 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
7160
Amenities
private gated backyard
fully equipped basement
Building Details
Year built
1955
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Carpet, Concrete
Building materials
Brick
Roof type
Flat
Architectural style
Ranch
Listing Agency:
Brooklyn Real Property, Inc
(718) 272-8988
Listed By:
Jean Paul Ho · License #JPH8888
(718) 875-8899
Added: Aug 11
Changed: Aug 30
Last Checked: Sep 5 at 7:06AM
MLS# 503720
Copyright © 2026 Brooklyn New York Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This solid brick duplex is arranged as a two-family residence with approximately 1,956 square feet of building area. The flexible layout includes approximately three bedrooms over two bedrooms, spacious living rooms, eat-in kitchens, and a basement with a bathroom and separate entrance. Interior features include hardwood, carpet, and concrete flooring, along with a laundry area, refrigerator, stove, and porch.
The property occupies a 21.5-foot by 100-foot lot and includes a new concrete private driveway accommodating 2 cars, a gated backyard, and R5 zoning. Approximately 1,268 square feet of unused buildable area is identified. Built in 1955, the ranch-style home is located near Avenue L shopping, restaurants, buses, schools, parks, and other neighborhood amenities.
The property occupies a 21.5-foot by 100-foot lot and includes a new concrete private driveway accommodating 2 cars, a gated backyard, and R5 zoning. Approximately 1,268 square feet of unused buildable area is identified. Built in 1955, the ranch-style home is located near Avenue L shopping, restaurants, buses, schools, parks, and other neighborhood amenities.
Key Highlights
- Solid brick two‑family duplex built in 1955
- Approximately 1,956 square feet on a 21.5‑foot by 100‑foot lot
- Flexible approximately 3‑bedroom‑over‑2‑bedroom layout
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
$68,502
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
8.57%
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%
$1,370,040
$1.4M
Cap Rate 7%
$978,600
$978.6K
Cap Rate 9%
$761,133
$761.1K
Market Conditions
NOI Build-Up for 1,956 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
$99.8K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$97.9K $50.03/SF
− OpEx
−$29.4K −$15.01/SF
NOI
$68.5K $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%
$1,370,040
Cap Rate 7%
$978,600
Cap Rate 9%
$761,133
Alternative Uses
Best Use
Multifamily LT 5
$978.6K
$856.3K – $1.14M
NOI $68,502 @ 7.0% cap · market cap 8.57%
Second Best
Apartment 5plus
$853.1K
$746.4K – $995.3K
NOI $59,715 @ 7.0% cap · market cap 7.47%
Theoretical Best
Specialty Retail
$1.62M
$1.42M – $1.89M
NOI $113,370 @ 7.0% cap · market cap 14.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,395
Businesses Nearby
Explore this area
Business Placement
Demographics for 11236, NY
100,687
Population
37,002
Households
2.7
Avg Household Size
40
Median Age
28%
College-Educated
88%
High-School Grad
3.6 sq mi
ZIP Area
27,969
Density / Sq Mi
$82,813
Median Household Income
$50,244
Median Earnings
$1,637
Median Rent
$710,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family ranch property with a finished basement, separate entrance, gated backyard, and convenient neighborhood access.
Where is this duplex located?
The property is located at 1257 E 85th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Solid brick two‑family duplex built in 1955; Approximately 1,956 square feet on a 21.5‑foot by 100‑foot lot; Flexible approximately 3‑bedroom‑over‑2‑bedroom layout
