Duplex with Two-Bedroom
For Sale
$1,899,000
1120 82nd Street, Brooklyn, NY 11228
MULTI_FAMILY - Brooklyn, NY
Property Size2,316 SF
Lot Size0.08 Acres
Price / SF$819.95
Days on Market57
Property Features for 1120 82nd Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3X
Bathrooms
3
Full bathrooms
1
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Parking features
Garage
Interior features
A/C Unit - Wall
Basement
Finished, Full
Subdivision
Bensonhurst
Standard status
Active
Size
2,316 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
8365
Amenities
pool
Building Details
Year built
1925
Floors in Building
3
Number of units
2
Flooring type
Tile, Ceramic, Carpet, Laminate
Building materials
Wood Frame
Architectural style
Colonial
Listing Agency:
Revolution Realty Group
(718) 524-7999
Listed By:
Dora I. Lind · License #10401347264
(718) 524-7999
Added: Jun 30
Changed: Aug 12
Last Checked: Aug 25 at 5:06AM
MLS# 502687
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 two-family duplex is currently used as a single-family residence and offers two bedrooms in each unit. The upper unit has one full bathroom and exclusive access to a full attic. The lower unit has two three-quarter bathrooms and direct access to the full finished basement. Additional interior features include a wall A/C unit, with flooring finishes that include ceramic, laminate, tile, and carpet.
Built in 1925 as a Colonial-style wood-frame home, the property sits on a 0.0759-acre lot totaling 2,316 square feet. Exterior amenities include a spacious backyard with an above-ground pool. Parking is supported by a built-in garage and a private side driveway for off-street parking.
Sold as-is and requiring TLC, the home is positioned in Dyker Heights, with convenient access to shopping, restaurants, parks, and schools. Transportation is supported by easy access to the D train, multiple local and express bus lines, and nearby major highways into Brooklyn and Manhattan.
Built in 1925 as a Colonial-style wood-frame home, the property sits on a 0.0759-acre lot totaling 2,316 square feet. Exterior amenities include a spacious backyard with an above-ground pool. Parking is supported by a built-in garage and a private side driveway for off-street parking.
Sold as-is and requiring TLC, the home is positioned in Dyker Heights, with convenient access to shopping, restaurants, parks, and schools. Transportation is supported by easy access to the D train, multiple local and express bus lines, and nearby major highways into Brooklyn and Manhattan.
Key Highlights
- R3X zoning duplex built in 1925
- 0.0759‑acre lot with 2,316 SF total
- Two‑bedroom layout in both units
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
$81,110
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
4.27%
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%
$1,622,200
$1.6M
Cap Rate 7%
$1,158,714
$1.2M
Cap Rate 9%
$901,222
$901.2K
Market Conditions
NOI Build-Up for 2,316 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
$118.1K $51.00/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$115.9K $50.03/SF
− OpEx
−$34.8K −$15.01/SF
NOI
$81.1K $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%
$1,622,200
Cap Rate 7%
$1,158,714
Cap Rate 9%
$901,222
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.01M – $1.35M
NOI $81,110 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$1.01M
$883.8K – $1.18M
NOI $70,705 @ 7.0% cap · market cap 3.72%
Theoretical Best
Specialty Retail
$1.92M
$1.68M – $2.24M
NOI $134,235 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,330
Businesses Nearby
Explore this area
Business Placement
Demographics for 11228, NY
45,906
Population
16,336
Households
2.8
Avg Household Size
41
Median Age
37%
College-Educated
80%
High-School Grad
1.5 sq mi
ZIP Area
30,604
Density / Sq Mi
$80,737
Median Household Income
$47,062
Median Earnings
$1,828
Median Rent
$1,131,700
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 - Duplex in an R3X zone built in 1925, set on a small lot with a finished basement and above-ground pool.
Where is this duplex located?
The property is located at 1120 82nd Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,899,000.
What are key features of this property?
This property features: R3X zoning duplex built in 1925; 0.0759‑acre lot with 2,316 SF total; Two‑bedroom layout in both units
