Brick Duplex with Finished
For Sale
$629,000
669 E 42nd Street, Brooklyn, NY 11203
Residential, Duplex, Brooklyn, NY
Property Size1,260 SF
Lot Size0.04 Acres
Price / SF$499.21
Days on Market95
Property Features for 669 E 42nd Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R4
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Patio and Porch features
Porch, Patio
Interior features
Laundry Area, Patio Garden, Porch, Refrigerator, Stove
Basement
Finished
Subdivision
East Flatbush
Standard status
Active
Size
1,260 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
5489
Amenities
porch
private back yard
Building Details
Year built
1930
Floors in Building
2
Flooring type
Parquet Wood, Tile
Building materials
Brick
Roof type
Flat
Architectural style
Other
Listing Agency:
BO's Prime Realty
Listed By:
Bozena Zgoda
(718) 272-6500
Added: Jun 5
Changed: Sep 5
Last Checked: Sep 7 at 12:06AM
MLS# 502046
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 1,260-square-foot duplex in Brooklyn offers three bedrooms and two bathrooms across a practical residential layout. The property includes a finished basement, a recently updated bathroom, an enclosed porch, and a private backyard with patio garden. Brick construction, parquet wood and tile flooring, a flat roof, and an on-site laundry area add to the existing improvements. Kitchen appliances include a refrigerator and stove.
Built in 1930, the property occupies a 0.0413-acre lot at 669 E 42nd Street in Brooklyn, NY 11203. R4 zoning supports its residential classification. The interior arrangement includes separate bedrooms, bathrooms, and basement space, with outdoor areas provided by the porch, patio, and backyard.
Built in 1930, the property occupies a 0.0413-acre lot at 669 E 42nd Street in Brooklyn, NY 11203. R4 zoning supports its residential classification. The interior arrangement includes separate bedrooms, bathrooms, and basement space, with outdoor areas provided by the porch, patio, and backyard.
Key Highlights
- 1,260‑square‑foot duplex with 3 bedrooms and 2 bathrooms
- Finished basement provides additional usable interior space
- 0.0413‑acre lot at 669 E 42nd Street in Brooklyn
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
$44,127
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
7.02%
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%
$882,540
$882.5K
Cap Rate 7%
$630,386
$630.4K
Cap Rate 9%
$490,300
$490.3K
Market Conditions
NOI Build-Up for 1,260 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
$64.3K $51.00/SF
− Vacancy
−$1.2K −$0.97/SF
EGI
$63.0K $50.03/SF
− OpEx
−$18.9K −$15.01/SF
NOI
$44.1K $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%
$882,540
Cap Rate 7%
$630,386
Cap Rate 9%
$490,300
Alternative Uses
Best Use
Multifamily LT 5
$630.4K
$551.6K – $735.5K
NOI $44,127 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$549.5K
$480.8K – $641.1K
NOI $38,466 @ 7.0% cap · market cap 6.12%
Theoretical Best
Specialty Retail
$1.04M
$912.9K – $1.22M
NOI $73,030 @ 7.0% cap · market cap 11.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,747
Businesses Nearby
Explore this area
Business Placement
Demographics for 11203, NY
81,824
Population
33,434
Households
2.4
Avg Household Size
41
Median Age
26%
College-Educated
88%
High-School Grad
2.1 sq mi
ZIP Area
38,964
Density / Sq Mi
$68,028
Median Household Income
$47,302
Median Earnings
$1,566
Median Rent
$677,700
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 - Three-bedroom layout with two bathrooms, a porch, patio garden, and private backyard.
Where is this duplex located?
The property is located at 669 E 42nd Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: 1,260‑square‑foot duplex with 3 bedrooms and 2 bathrooms; Finished basement provides additional usable interior space; 0.0413‑acre lot at 669 E 42nd Street in Brooklyn
