Two-Family Home on Oversized
For Sale
$1,948,000
Pending
1857 84TH St, Brooklyn, NY 11214
Spacious two-family home with private driveway and garage.
Property Size2,500 SF
Lot Size0.10 Acres
Days on Market284
Property Features for 1857 84TH St
General Information
Standard status
Pending
Size
2,500 SF
Lot size
0.10 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$11,016
Building Details
Building Size
2,500 SF
Year Built
1920
Stories
3
Units
1
Listing Agency:
Douglas Elliman Real Estate Douglas Elliman Commercial
Listed By:
Jack Chiu · License #10301212120
(718) 935-6160
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 27
Last Checked: Sep 7 at 9:05AM
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 Douglas Elliman Real Estate Douglas Elliman Commercial
Investment Insights
Based on property information with market context.
This is a two-family home situated on an oversized 45 X 100 lot. The spacious home is 25 X 50 and configured as two duplex units. It features 5 bedrooms and 4 bathrooms. The property includes a private driveway and garage. Located off 18th Avenue and 86th Street, it is near supermarkets, restaurants, pharmacies, banking, retail shopping, and medical offices, as well as the D subway line. The annual property tax is $11,000.
Key Highlights
- Detached Two Family Home on Oversized 45 X 100 Lot
- Private Driveway and Garage
- Spacious 25 X 50 Home Configured as Two Duplex 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
$68,187
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
3.50%
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%
$1,363,740
$1.4M
Cap Rate 7%
$974,100
$974.1K
Cap Rate 9%
$757,633
$757.6K
Market Conditions
NOI Build-Up for 2,500 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
$102.0K $40.80/SF
− Vacancy
−$4.6K −$1.84/SF
EGI
$97.4K $38.96/SF
− OpEx
−$29.2K −$11.69/SF
NOI
$68.2K $27.27/SF
Area
ZIP 11214
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,363,740
Cap Rate 7%
$974,100
Cap Rate 9%
$757,633
Alternative Uses
Best Use
Multifamily LT 5
$974.1K
$852.3K – $1.14M
NOI $68,187 @ 7.0% cap · market cap 3.50%
Second Best
Apartment 5plus
$873.0K
$763.9K – $1.02M
NOI $61,111 @ 7.0% cap · market cap 3.14%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,086 @ 7.0% cap · market cap 5.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,325
Businesses Nearby
Explore this area
Business Placement
Demographics for 11214, NY
96,560
Population
33,341
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
76%
High-School Grad
2.0 sq mi
ZIP Area
48,280
Density / Sq Mi
$64,286
Median Household Income
$41,172
Median Earnings
$1,710
Median Rent
$1,007,400
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 - Spacious two-family home with private driveway and garage.
Where is this duplex located?
The property is located at 1857 84TH St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,948,000.
What are key features of this property?
This property features: Detached Two Family Home on Oversized 45 X 100 Lot; Private Driveway and Garage; Spacious 25 X 50 Home Configured as Two Duplex Units
