Brick Duplex with Private
New
For Sale
$799,000
1257 E 85 Street, Brooklyn, NY 11236
MULTI_FAMILY - Brooklyn, NY
Property Size1,956 SF
Lot Size0.05 Acres
Price / SF$408.49
Days on Market2
Property Features for 1257 E 85 Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 5, Bathroom 1, Bedroom 2, Bathroom 2
Patio and Porch features
Porch
Interior features
Walk-In Closet(s)
Fencing
Fenced
Subdivision
Canarsie
Standard status
Active
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
7160
Utilities
Heating system
Natural Gas, Steam
Water source
Public
Amenities
private gated backyard
basement
Building Details
Year built
1955
Floors in Building
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Flat
Listing Agency:
BROOKLYN REAL PROPERTY INC
(718) 875-8899
Listed By:
Jean Paul Ho
(718) 875-8899
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 12 at 12:06PM
MLS# 11929658
Copyright © 2026 My State MLS. 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 1955 brick duplex occupies a 21.5-foot by 100-foot lot and contains approximately 1,956 square feet of building area. The 4.5-over-4.5 arrangement provides approximately three bedrooms on one level and two on the other, with living rooms and eat-in kitchens. The basement includes a bathroom and its own entrance, while hardwood flooring, natural gas and steam heat, a porch, and a flat roof are also provided.
A newly installed concrete driveway accommodates 2 cars, and the rear yard is privately gated and fenced. The property is located near Avenue L shopping, restaurants, bus service, schools, parks, and other neighborhood amenities. R5 zoning is in place, with approximately 1,268 square feet of unused buildable area. Public water serves the property.
A newly installed concrete driveway accommodates 2 cars, and the rear yard is privately gated and fenced. The property is located near Avenue L shopping, restaurants, bus service, schools, parks, and other neighborhood amenities. R5 zoning is in place, with approximately 1,268 square feet of unused buildable area. Public water serves the property.
Key Highlights
- Two‑family brick duplex built in 1955
- Approximately 1,956 sq. ft. of building area on a 21.5' x 100' lot
- 4.5‑over‑4.5 layout with approximately 3 bedrooms over 2 bedrooms
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 configuration with a finished basement, fenced backyard, and separate entrance.
Where is this duplex located?
The property is located at 1257 E 85 Street 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 built in 1955; Approximately 1,956 sq. ft. of building area on a 21.5' x 100' lot; 4.5‑over‑4.5 layout with approximately 3 bedrooms over 2 bedrooms
