Brick Semi-Detached Duplex
For Sale
$1,470,000
2370 85th Street, Brooklyn, NY 11214
SINGLE_FAMILY - Brooklyn, NY
Property Size1,920 SF
Lot Size0.04 Acres
Price / SF$765.63
Days on Market141
Property Features for 2370 85th Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R5
Bedrooms
7
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 2, Bedroom 4, Bathroom 4, Bathroom 1, Bedroom 5, Bedroom 1, Bedroom 3, Bathroom 3, Bedroom 7, Bedroom 6, Bathroom 2
Interior features
Dryer, Laundry Area, Refrigerator, Stove, Washer
Basement
Finished
Subdivision
Bensonhurst
Standard status
Active
Size
1,920 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
6705
Building Details
Year built
1925
Floors in Building
2
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Rubber
Architectural style
Other
Listing Agency:
Ben Bay Realty Co
(718) 680-6442
Listed By:
Phoebe F. Burger · License #PFB1940
(718) 680-6442
Added: Mar 24
Changed: Aug 3
Last Checked: Aug 11 at 1:06AM
MLS# 499970
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.
Brick semi-detached 1-family home in Bensonhurst. The building measures 16x60 and sits on a lot measuring 19x100. Inside, the home offers 7 bedrooms and 3.5 baths, plus a finished basement. Flooring includes hardwood and tile, and interior features include a washer, dryer, refrigerator, and stove.
Zoned R5, the property is described as an extra-large option in the Bensonhurst area, positioned near the D train, restaurants, and shopping.
This home is presented as suitable for owner-occupancy or investment use, with the configuration supporting both daily living and rental flexibility.
Zoned R5, the property is described as an extra-large option in the Bensonhurst area, positioned near the D train, restaurants, and shopping.
This home is presented as suitable for owner-occupancy or investment use, with the configuration supporting both daily living and rental flexibility.
Key Highlights
- Brick semi‑detached 1‑family home with finished basement
- Building measures 16x60; lot measures 19x100
- 7 bedrooms and 3.5 baths
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
$52,368
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%
$1,047,360
$1.0M
Cap Rate 7%
$748,114
$748.1K
Cap Rate 9%
$581,867
$581.9K
Market Conditions
NOI Build-Up for 1,920 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
$78.3K $40.80/SF
− Vacancy
−$3.5K −$1.84/SF
EGI
$74.8K $38.96/SF
− OpEx
−$22.4K −$11.69/SF
NOI
$52.4K $27.27/SF
Area
ZIP 11214
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,047,360
Cap Rate 7%
$748,114
Cap Rate 9%
$581,867
Alternative Uses
Best Use
Multifamily LT 5
$748.1K
$654.6K – $872.8K
NOI $52,368 @ 7.0% cap · market cap 3.56%
Second Best
Apartment 5plus
$670.5K
$586.7K – $782.2K
NOI $46,933 @ 7.0% cap · market cap 3.19%
Theoretical Best
Office A
$1.12M
$980.0K – $1.31M
NOI $78,402 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,629
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?
Duplex - Brick, semi-detached home zoned R5 with 7 bedrooms and finished basement, offered for own use or rental income.
Where is this duplex located?
The property is located at 2370 85th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,470,000.
What are key features of this property?
This property features: Brick semi‑detached 1‑family home with finished basement; Building measures 16x60; lot measures 19x100; 7 bedrooms and 3.5 baths
