Brick Semi-Detached 6-Unit Apartment
For Sale
$1,250,000
2347 81st Street, Brooklyn, NY 11214
MULTI_FAMILY - Brooklyn, NY
Property Size1,820 SF
Lot Size0.06 Acres
Price / SF$686.81
Days on Market272
Property Features for 2347 81st Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
r5
Bedrooms
12
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 3, Bedroom 1, Bedroom 3, Bedroom 8, Bedroom 10, Bedroom 5, Bedroom 6, Bathroom 4, Bathroom 6, Bathroom 1, Bedroom 9, Bedroom 2, Bedroom 11, Bedroom 7, Bathroom 5, Bedroom 12, Bathroom 2, Bedroom 4
Interior features
Refrigerator
Basement
Full
Subdivision
Bensonhurst
Standard status
Active
Size
1,820 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
21386
Building Details
Floors in Building
3
Number of units
6
Building materials
Brick
Roof type
Flat
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Robert S. Scaglione
(718) 612-3088
Added: Nov 12, 2025
Changed: Aug 4
Last Checked: Aug 11 at 4:06AM
MLS# 497310
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 semi-detached brick apartment building is configured as a six-family property with six two-bedroom apartments plus an unfinished basement. The building is described as being in good condition, and its layout includes a courtyard that allows apartments to receive sunlight. The flat roof is listed as approximately two years old, and the gas boiler was installed in 2008. Interior details noted include a refrigerator.
The property sits on a 0.0604-acre lot and is described as 26 feet wide by 70 feet long. Zoning is listed as R-5.
For investors seeking a straightforward multifamily setup, the building’s six two-bedroom units and courtyard-backed layout provide a clear resident experience within a compact footprint.
The property sits on a 0.0604-acre lot and is described as 26 feet wide by 70 feet long. Zoning is listed as R-5.
For investors seeking a straightforward multifamily setup, the building’s six two-bedroom units and courtyard-backed layout provide a clear resident experience within a compact footprint.
Key Highlights
- Six two‑bedroom apartments plus unfinished basement
- Semi‑detached brick building with courtyard for apartment sunlight
- Flat roof listed as approximately two years old
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
$44,489
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
3.56%
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%
$889,780
$889.8K
Cap Rate 7%
$635,557
$635.6K
Cap Rate 9%
$494,322
$494.3K
Market Conditions
NOI Build-Up for 1,820 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
$84.1K $46.20/SF
− Vacancy
−$3.2K −$1.76/SF
EGI
$80.9K $44.44/SF
− OpEx
−$36.4K −$20.00/SF
NOI
$44.5K $24.44/SF
Area
ZIP 11214
Vacancy
3.80%
Lease Rate
$46.20 /SF/Yr
Expense Ratio
45.00%
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%
$889,780
Cap Rate 7%
$635,557
Cap Rate 9%
$494,322
Alternative Uses
Best Use
Apartment 5plus
$635.6K
$556.1K – $741.5K
NOI $44,489 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$929.0K – $1.24M
NOI $74,319 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
4,051
Businesses Nearby
Explore this area
Business Placement
Demographics for 11214, NY
96,560
Population
33,341
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
76%
High-School Grad
2.0 sq mi
ZIP Area
48,280
Density / Sq Mi
$64,286
Median Household Income
$41,172
Median Earnings
$1,710
Median Rent
$1,007,400
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?
Apartment building - Semi-detached brick building with six two-bedroom apartments, a courtyard, and a flat roof.
Where is this apartment building located?
The property is located at 2347 81st Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Six two‑bedroom apartments plus unfinished basement; Semi‑detached brick building with courtyard for apartment sunlight; Flat roof listed as approximately two years old
