Brick Two-Family
For Sale
$795,000
1350 E 85th Street, Brooklyn, NY 11236
Residential, Ranch, Brooklyn, NY
Property Size1,960 SF
Lot Size0.05 Acres
Price / SF$405.61
Days on Market36
Property Features for 1350 E 85th Street
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
R5
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 2
Interior features
Refrigerator, Stove
Subdivision
Canarsie
Standard status
Active
Size
1,960 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
6147
Amenities
oversized front porch
private driveway
backyard with storage shed
Building Details
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Flat
Architectural style
Ranch
Listing Agency:
Brooklyn Real Property, Inc
(718) 272-8988
Listed By:
Anita Yeung
(718) 272-8988
Added: Jul 21
Changed: Aug 22
Last Checked: Aug 25 at 12:06AM
MLS# 503192
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.
Located at 1350 E 85th Street in Brooklyn, this 1,960-square-foot brick duplex contains two residential units, with a two-bedroom apartment above a one-bedroom apartment. The ranch-style property includes three bedrooms and two bathrooms overall, along with a renovated kitchen, hardwood floors, refrigerator, and stove. A flat roof and recently updated flooring add to the physical profile.
The 0.0459-acre parcel provides an oversized front porch, private driveway, and backyard with a storage shed. The property is identified as R5 zoning and is situated in Brooklyn, NY 11236, within Kings County. Its two-unit configuration supports residential occupancy or an income-producing ownership structure, as applicable.
The 0.0459-acre parcel provides an oversized front porch, private driveway, and backyard with a storage shed. The property is identified as R5 zoning and is situated in Brooklyn, NY 11236, within Kings County. Its two-unit configuration supports residential occupancy or an income-producing ownership structure, as applicable.
Key Highlights
- Two‑unit configuration with a two‑bedroom apartment over a one‑bedroom apartment
- 1,960 square feet on a 0.0459‑acre parcel
- Brick ranch‑style construction with a flat roof
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
$68,643
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
8.63%
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%
$1,372,860
$1.4M
Cap Rate 7%
$980,614
$980.6K
Cap Rate 9%
$762,700
$762.7K
Market Conditions
NOI Build-Up for 1,960 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
$100.0K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$98.1K $50.03/SF
− OpEx
−$29.4K −$15.01/SF
NOI
$68.6K $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%
$1,372,860
Cap Rate 7%
$980,614
Cap Rate 9%
$762,700
Alternative Uses
Best Use
Multifamily LT 5
$980.6K
$858.0K – $1.14M
NOI $68,643 @ 7.0% cap · market cap 8.63%
Second Best
Apartment 5plus
$854.8K
$748.0K – $997.3K
NOI $59,837 @ 7.0% cap · market cap 7.53%
Theoretical Best
Specialty Retail
$1.62M
$1.42M – $1.89M
NOI $113,602 @ 7.0% cap · market cap 14.29%
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
1,083
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units include a renovated kitchen, hardwood flooring, and private outdoor areas.
Where is this duplex located?
The property is located at 1350 E 85th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Two‑unit configuration with a two‑bedroom apartment over a one‑bedroom apartment; 1,960 square feet on a 0.0459‑acre parcel; Brick ranch‑style construction with a flat roof
