Brick 2-Family Duplex with
New
For Sale
$799,000
1257 E 85th St, Brooklyn, NY 11236
Two-family brick property with a basement, private driveway, and gated outdoor space.
Property Size1,956 SF
Lot Size0.05 Acres
Price / SF$408.49
Days on Market2
Property Features for 1257 E 85th St
General Information
Standard status
Active
Size
1,956 SF
Total Parking Spaces
2
Lot size
0.05 Acres
Property subtype
Multi Family
Zoning
R5
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,160
Amenities
private gated backyard
fully equipped basement
Building Details
Building Size
1,956 SF
Year Built
1955
Buildings
1
Stories
2
Construction
solid brick
Listing Agency:
Brooklyn Real Property Inc
(718) 713-6888
Listed By:
Jean Paul Ho
(718) 713-6888
Source:
Elliman
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 14 at 4:50AM
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 Brooklyn Real Property Inc
Investment Insights
Based on property information with market context.
This solid-brick duplex sits on a 21.5' x 100' lot and contains approximately 1,956 sq. ft. of building area. The approximately 4.5-over-4.5 configuration provides roughly 3 bedrooms on one level and 2 bedrooms on the other, along with living rooms and eat-in kitchens. A finished basement includes a bathroom and its own entrance, adding flexible lower-level space. The property also includes R5 zoning and approximately 1,268 sq. ft. of unused buildable area.
A new concrete driveway accommodates 2 cars, while the gated backyard provides private exterior space. Located at 1257 E 85th St in Brooklyn, the property is near Avenue L shopping, restaurants, bus service, schools, parks, and other neighborhood amenities. WalkScore is 84, BikeScore is 66, and TransitScore is 80. Built in 1955.
A new concrete driveway accommodates 2 cars, while the gated backyard provides private exterior space. Located at 1257 E 85th St in Brooklyn, the property is near Avenue L shopping, restaurants, bus service, schools, parks, and other neighborhood amenities. WalkScore is 84, BikeScore is 66, and TransitScore is 80. Built in 1955.
Key Highlights
- Two‑family brick duplex on a 21.5' x 100' lot
- Approximately 1,956 sq. ft. of building area
- Approximately 1,268 sq. ft. of unused buildable area with R5 zoning
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
$68,502
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
8.57%
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%
$1,370,040
$1.4M
Cap Rate 7%
$978,600
$978.6K
Cap Rate 9%
$761,133
$761.1K
Market Conditions
NOI Build-Up for 1,956 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
$99.8K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$97.9K $50.03/SF
− OpEx
−$29.4K −$15.01/SF
NOI
$68.5K $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%
$1,370,040
Cap Rate 7%
$978,600
Cap Rate 9%
$761,133
Alternative Uses
Best Use
Multifamily LT 5
$978.6K
$856.3K – $1.14M
NOI $68,502 @ 7.0% cap · market cap 8.57%
Second Best
Apartment 5plus
$853.1K
$746.4K – $995.3K
NOI $59,715 @ 7.0% cap · market cap 7.47%
Theoretical Best
Specialty Retail
$1.62M
$1.42M – $1.89M
NOI $113,370 @ 7.0% cap · market cap 14.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,395
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 - Two-family brick property with a basement, private driveway, and gated outdoor space.
Where is this duplex located?
The property is located at 1257 E 85th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two‑family brick duplex on a 21.5' x 100' lot; Approximately 1,956 sq. ft. of building area; Approximately 1,268 sq. ft. of unused buildable area with R5 zoning
