Brick Duplex with Private
For Sale
$1,450,000
10 Brighton 10th Court, Brooklyn, NY 11223
MULTI_FAMILY - Brooklyn, NY
Property Size2,496 SF
Lot Size0.04 Acres
Price / SF$580.93
Days on Market105
Property Features for 10 Brighton 10th Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
9
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 8, Bedroom 2, Bedroom 7, Bedroom 6, Bedroom 1, Bedroom 3, Bedroom 9, Bathroom 3
Interior features
A/C Unit - Window, Refrigerator, Stove
Basement
Full, Finished
Subdivision
Brighton Beach
Standard status
Active
Size
2,496 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
7345
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Flat
Listing Agency:
Momentum Real Estate LLC
(718) 382-0001
Listed By:
Priscilla Tran
(718) 382-0001
Added: May 18
Changed: Aug 3
Last Checked: Aug 30 at 4:06AM
MLS# 501508
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 10 Brighton 10th Court, Brooklyn, NY 11223, this brick 2-family duplex was built in 1920 and offers 2,496 square feet of living space on a 0.0413-acre lot. The home is configured as a 4-bedroom unit over a 3-bedroom unit plus a bonus room, with an additional room that can be incorporated into either unit. Both units feature hardwood and tile flooring, updated kitchens, and tiled bathrooms.
The second-floor unit includes a private terrace. A usable attic adds flexibility for an office, recreation space, or storage. The fully finished basement has a separate entrance and includes multiple storage rooms and a bathroom.
Interior conveniences include window A/C units and appliances such as a refrigerator and stove. The property is on a quiet residential block and is near supermarkets and schools, with easy access to the B and Q subway lines and the B4 and B68 bus routes.
The second-floor unit includes a private terrace. A usable attic adds flexibility for an office, recreation space, or storage. The fully finished basement has a separate entrance and includes multiple storage rooms and a bathroom.
Interior conveniences include window A/C units and appliances such as a refrigerator and stove. The property is on a quiet residential block and is near supermarkets and schools, with easy access to the B and Q subway lines and the B4 and B68 bus routes.
Key Highlights
- R6 zoned duplex on a 0.0413‑acre lot with 2,496 SF total living space
- 4‑bedroom over 3‑bedroom plus a bonus room, with an additional room that can join either unit
- Second‑floor private terrace
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
$87,414
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
6.03%
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%
$1,748,280
$1.7M
Cap Rate 7%
$1,248,771
$1.2M
Cap Rate 9%
$971,267
$971.3K
Market Conditions
NOI Build-Up for 2,496 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
$127.3K $51.00/SF
− Vacancy
−$2.4K −$0.97/SF
EGI
$124.9K $50.03/SF
− OpEx
−$37.5K −$15.01/SF
NOI
$87.4K $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%
$1,748,280
Cap Rate 7%
$1,248,771
Cap Rate 9%
$971,267
Alternative Uses
Best Use
Multifamily LT 5
$1.25M
$1.09M – $1.46M
NOI $87,414 @ 7.0% cap · market cap 6.03%
Second Best
Apartment 5plus
$1.09M
$952.5K – $1.27M
NOI $76,200 @ 7.0% cap · market cap 5.26%
Theoretical Best
Specialty Retail
$2.07M
$1.81M – $2.41M
NOI $144,668 @ 7.0% cap · market cap 9.98%
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 11223, NY
83,519
Population
28,857
Households
2.9
Avg Household Size
37
Median Age
34%
College-Educated
78%
High-School Grad
2.1 sq mi
ZIP Area
39,771
Density / Sq Mi
$63,950
Median Household Income
$40,592
Median Earnings
$1,653
Median Rent
$1,063,200
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 - R6 zoned duplex with updated kitchens, hardwood and tile floors, and a second-floor private terrace.
Where is this duplex located?
The property is located at 10 Brighton 10th Court Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: R6 zoned duplex on a 0.0413‑acre lot with 2,496 SF total living space; 4‑bedroom over 3‑bedroom plus a bonus room, with an additional room that can join either unit; Second‑floor private terrace
