Semi-Detached
For Sale
$1,300,000
2785 Brighton 8th Street, Brooklyn, NY 11235
MULTI_FAMILY - Brooklyn, NY
Property Size3,800 SF
Lot Size0.07 Acres
Price / SF$342.11
Days on Market185
Property Features for 2785 Brighton 8th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
7
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 7, Bedroom 5, Bathroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 4
Interior features
A/C Unit - Window, Refrigerator, Stove, Window Treatments
Basement
Finished
Subdivision
Brighton Beach
Standard status
Active
Size
3,800 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
14640
Building Details
Year built
1930
Floors in Building
2
Number of units
4
Flooring type
Laminate, Hardwood, Tile
Building materials
Brick
Roof type
Asphalt
Listing Agency:
Ilite Realty Inc
(718) 975-0555
Listed By:
Ayzik Nasimov
(718) 975-0555
Added: Feb 9
Changed: Aug 3
Last Checked: Aug 13 at 1:06PM
MLS# 498836
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.
Semi-detached four-family (quadplex) home built in 1930 with brick construction and an asphalt roof. The building measures 20 x 76 ft and sits on a 25 x 130 ft lot (0.0746 acres). Inside, the layout includes three two-bedroom apartments and one one-bedroom apartment, each described as spacious and filled with natural light, with high ceilings.
The home includes a backyard for outdoor use. Interior features noted include window A/C units, a refrigerator, stove, and window treatments. Flooring includes hardwood, laminate, and tile.
Located in Brighton Beach, the property is described as minutes to subway stations with access to the Q train, and close to everyday amenities including restaurants, supermarkets, beaches, and banks.
The home includes a backyard for outdoor use. Interior features noted include window A/C units, a refrigerator, stove, and window treatments. Flooring includes hardwood, laminate, and tile.
Located in Brighton Beach, the property is described as minutes to subway stations with access to the Q train, and close to everyday amenities including restaurants, supermarkets, beaches, and banks.
Key Highlights
- Zoned R6 semi‑detached four‑family (quadplex) with brick construction and asphalt roof
- Building size 20 x 76 ft; lot size 25 x 130 ft (0.0746 acres)
- Three two‑bedroom apartments plus one one‑bedroom apartment
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
$116,010
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
8.92%
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%
$2,320,200
$2.3M
Cap Rate 7%
$1,657,286
$1.7M
Cap Rate 9%
$1,289,000
$1.3M
Market Conditions
NOI Build-Up for 3,800 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
$215.2K $56.64/SF
− Vacancy
−$4.3K −$1.13/SF
EGI
$210.9K $55.51/SF
− OpEx
−$94.9K −$24.98/SF
NOI
$116.0K $30.53/SF
Area
Brooklyn, NY
Vacancy
2.00%
Lease Rate
$56.64 /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%
$2,320,200
Cap Rate 7%
$1,657,286
Cap Rate 9%
$1,289,000
Alternative Uses
Best Use
Multifamily LT 5
$1.90M
$1.66M – $2.22M
NOI $133,082 @ 7.0% cap · market cap 10.24%
Second Best
Apartment 5plus
$1.66M
$1.45M – $1.93M
NOI $116,010 @ 7.0% cap · market cap 8.92%
Theoretical Best
Specialty Retail
$3.15M
$2.75M – $3.67M
NOI $220,248 @ 7.0% cap · market cap 16.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,771
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
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?
Quadplex - Zoned R6 four-family semi-detached home with brick construction and three two-bedroom apartments plus one one-bedroom.
Where is this quadplex located?
The property is located at 2785 Brighton 8th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Zoned R6 semi‑detached four‑family (quadplex) with brick construction and asphalt roof; Building size 20 x 76 ft; lot size 25 x 130 ft (0.0746 acres); Three two‑bedroom apartments plus one one‑bedroom apartment
