Spacious Jamaica Two-Family
For Sale
$1,100,000
104-60 165th Street, Queens, NY 11433
Two-family home in Jamaica with flexible layout and parking.
Property Size1,432 SF
Price / SF$768.16
Days on Market233
Property Features for 104-60 165th Street
General Information
Standard status
Active
Size
1,432 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$5,727
Amenities
Natural Gas
Square Feet
Finished, Full, Yes
Hardwood
1st Floor Bedrm, Back Yard, Eat in Kitchen, First Floor Full Bath, Hardwood Floors As Seen, Public
First Floor Bedroom, First Floor Full Bath, Eat-in Kitchen
Hardwood Floors As Seen, 1st Fl Master Bedroom, Eat in Kitchen
Back Yard
No
Brick, Frame
Driveway, Private, Back Yard
Building Details
Year Built
1925
Listing Agency:
ERA/Top Service Realty Inc
(718) 464-5800
Listed By:
Melissa Gomez AHWD MRP SRS · License ##10311208059
(718) 464-5800
Source:
Compass
Added: Jan 5
Changed: Aug 25
Last Checked: Aug 25 at 12:47PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of ERA/Top Service Realty Inc
Investment Insights
Based on property information with market context.
This two-family home offers space, flexibility, and convenience. The property features a versatile layout with a 2/3-bedroom unit over a 2-bedroom unit, suitable for both end-users and investors. It is ideal for generating rental income or creating a multi-generational living setup. A full finished basement with a separate outside entrance adds usable space for recreation, storage, or extended living. Situated on a front-to-back lot, the home includes private parking in the rear. Located in Jamaica, the property is near the F train at 169th Street Station, providing access to Manhattan. The E and J/Z subway lines and the Long Island Rail Road (LIRR) at Jamaica Station are also nearby, offering multiple transit options. Local bus service is readily available with stops for the Q83, Q4, Q5, Q84, and Q85 lines, facilitating travel around Queens and connections to major transit hubs. The property is in close proximity to shopping, dining, schools, and major roadways.
Key Highlights
- Prime location with exceptional access to multiple subway lines (F, E, J/Z) and the Long Island Rail Road (LIRR) for easy commuting.
- Versatile two‑family layout (2/3‑bedroom over 2‑bedroom) suitable for rental income.
- Full finished basement with separate outside entrance (OSE) provides additional usable space.
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
$35,004
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
3.18%
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%
$700,080
$700.1K
Cap Rate 7%
$500,057
$500.1K
Cap Rate 9%
$388,933
$388.9K
Market Conditions
NOI Build-Up for 1,432 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
$66.2K $46.20/SF
− Vacancy
−$2.5K −$1.76/SF
EGI
$63.6K $44.44/SF
− OpEx
−$28.6K −$20.00/SF
NOI
$35.0K $24.44/SF
Area
Queens County, NY
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%
$700,080
Cap Rate 7%
$500,057
Cap Rate 9%
$388,933
Alternative Uses
Best Use
Apartment 5plus
$500.1K
$437.6K – $583.4K
NOI $35,004 @ 7.0% cap · market cap 3.18%
Second Best
Multifamily LT 5
$338.6K
$296.3K – $395.0K
NOI $23,702 @ 7.0% cap · market cap 2.15%
Theoretical Best
Office A
$1.06M
$923.7K – $1.23M
NOI $73,898 @ 7.0% cap · market cap 6.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,594
Businesses Nearby
Explore this area
Business Placement
Demographics for 11433, NY
39,071
Population
11,849
Households
3.3
Avg Household Size
37
Median Age
19%
College-Educated
77%
High-School Grad
1.5 sq mi
ZIP Area
26,047
Density / Sq Mi
$71,177
Median Household Income
$39,540
Median Earnings
$1,529
Median Rent
$625,600
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 - Two-family home in Jamaica with flexible layout and parking.
Where is this duplex located?
The property is located at 104-60 165th Street Queens, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Prime location with exceptional access to multiple subway lines (F, E, J/Z) and the Long Island Rail Road (LIRR) for easy commuting.; Versatile two‑family layout (2/3‑bedroom over 2‑bedroom) suitable for rental income.; Full finished basement with separate outside entrance (OSE) provides additional usable space.
