Canarsie Two-Family Brick
For Sale
$989,000
Pending
563 E 91st St, Brooklyn, NY 11236
Well-maintained two-family brick house in Canarsie neighborhood.
Property Size2,560 SF
Lot Size0.07 Acres
Days on Market154
Property Features for 563 E 91st St
General Information
Standard status
Pending
Size
2,560 SF
Lot size
0.07 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$8,004
Building Details
Building Size
2,560 SF
Year Built
1920
Stories
2
Listing Agency:
Excell Choice Realty
(646) 286-2776
Listed By:
Kwesi Cunningham
(646) 286-2776
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 12:55PM
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 Excell Choice Realty
Investment Insights
Based on property information with market context.
This is a large, well-maintained two-family brick house located in the Canarsie neighborhood. The property features a layout of 4 bedrooms and 1 bath over 3 bedrooms and 1 bath. Additionally, there is a full finished lower level with a separate entrance, containing two rooms, a bathroom write-up, and ample closet space. The lower level also benefits from high ceilings and large windows. Interior stairs provide convenient access between floors. The building dimensions are 20.6 feet wide and 64 feet deep, situated on a 30 foot by 100 foot lot. The property includes large bedrooms, a driveway, and a garage. The boiler is maintained yearly. The location offers proximity to transportation, shopping, and restaurants.
Key Highlights
- Two Units: 4 Bedroom/1 Bath over 3 Bedroom/1 Bath configuration offers income potential or multi‑generational living.
- Finished Lower Level: Full finished basement with separate entrance, two rooms, bathroom, and closet space adds significant living area.
- Garage and Driveway: Provides off‑street parking.
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
$89,656
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
9.07%
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%
$1,793,120
$1.8M
Cap Rate 7%
$1,280,800
$1.3M
Cap Rate 9%
$996,178
$996.2K
Market Conditions
NOI Build-Up for 2,560 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
$130.6K $51.00/SF
− Vacancy
−$2.5K −$0.97/SF
EGI
$128.1K $50.03/SF
− OpEx
−$38.4K −$15.01/SF
NOI
$89.7K $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%
$1,793,120
Cap Rate 7%
$1,280,800
Cap Rate 9%
$996,178
Alternative Uses
Best Use
Multifamily LT 5
$1.28M
$1.12M – $1.49M
NOI $89,656 @ 7.0% cap · market cap 9.07%
Second Best
Apartment 5plus
$1.12M
$976.9K – $1.30M
NOI $78,154 @ 7.0% cap · market cap 7.90%
Theoretical Best
Specialty Retail
$2.12M
$1.85M – $2.47M
NOI $148,378 @ 7.0% cap · market cap 15.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,866
Businesses Nearby
Explore this area
Business Placement
Demographics for 11236, NY
100,687
Population
37,002
Households
2.7
Avg Household Size
40
Median Age
28%
College-Educated
88%
High-School Grad
3.6 sq mi
ZIP Area
27,969
Density / Sq Mi
$82,813
Median Household Income
$50,244
Median Earnings
$1,637
Median Rent
$710,300
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 - Well-maintained two-family brick house in Canarsie neighborhood.
Where is this duplex located?
The property is located at 563 E 91st St Brooklyn, NY.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: Two Units: 4 Bedroom/1 Bath over 3 Bedroom/1 Bath configuration offers income potential or multi‑generational living.; Finished Lower Level: Full finished basement with separate entrance, two rooms, bathroom, and closet space adds significant living area.; Garage and Driveway: Provides off‑street parking.
