Semi-Detached Two-Family
For Sale
$1,475,000
809 Friel Pl, Brooklyn, NY 11218
Two-family duplex with finished basement separate entrance and updated mechanics for flexible owner or income use.
Property Size1,936 SF
Days on Market77
Property Features for 809 Friel Pl
General Information
Standard status
Active
Size
1,936 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,745
Building Details
Building Size
1,936 SF
Year Built
1901
Stories
2
Listing Agency:
RE/MAX Real Estate Professionals
(917) 708-9966
Listed By:
Hang (Tyler) Chen · License #HC3855
(917) 708-9966
Source:
Elliman
Added: Jun 12
Changed: Aug 21
Last Checked: Aug 26 at 10:03AM
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 RE/MAX Real Estate Professionals
Investment Insights
Based on property information with market context.
809 Friel Place is a semi-detached two-family home configured for flexible living. The property offers 5 bedrooms and 2 full baths, along with a finished basement that includes a separate entrance. Recent mechanical updates add to day-to-day comfort and planning.
Located in the heart of Kensington, the home is described as being just moments from Prospect Park, top cultural attractions, and multiple subway lines. Transit access is supported by a very high TransitScore of 95, with a WalkScore of 93 and a BikeScore of 81 indicating strong daily mobility options.
This setup can work well for owner-occupants who want additional income or for households looking for multi-generational flexibility. The separate basement entrance provides a practical pathway for independent use, while the overall two-family design supports a range of living arrangements within the same property.
Located in the heart of Kensington, the home is described as being just moments from Prospect Park, top cultural attractions, and multiple subway lines. Transit access is supported by a very high TransitScore of 95, with a WalkScore of 93 and a BikeScore of 81 indicating strong daily mobility options.
This setup can work well for owner-occupants who want additional income or for households looking for multi-generational flexibility. The separate basement entrance provides a practical pathway for independent use, while the overall two-family design supports a range of living arrangements within the same property.
Key Highlights
- Semi‑detached two‑family home built in 1901
- 5 bedrooms and 2 full baths across the two‑family setup
- Finished basement with a separate entrance for added privacy or flexibility
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
$67,802
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
4.60%
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%
$1,356,040
$1.4M
Cap Rate 7%
$968,600
$968.6K
Cap Rate 9%
$753,356
$753.4K
Market Conditions
NOI Build-Up for 1,936 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
$98.7K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$96.9K $50.03/SF
− OpEx
−$29.1K −$15.01/SF
NOI
$67.8K $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%
$1,356,040
Cap Rate 7%
$968,600
Cap Rate 9%
$753,356
Alternative Uses
Best Use
Multifamily LT 5
$968.6K
$847.5K – $1.13M
NOI $67,802 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$844.3K
$738.8K – $985.1K
NOI $59,104 @ 7.0% cap · market cap 4.01%
Theoretical Best
Specialty Retail
$1.60M
$1.40M – $1.87M
NOI $112,211 @ 7.0% cap · market cap 7.61%
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
3,557
Businesses Nearby
Explore this area
Business Placement
Demographics for 11218, NY
78,642
Population
27,403
Households
2.9
Avg Household Size
35
Median Age
51%
College-Educated
86%
High-School Grad
1.4 sq mi
ZIP Area
56,173
Density / Sq Mi
$95,916
Median Household Income
$55,190
Median Earnings
$1,966
Median Rent
$914,300
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 duplex with finished basement separate entrance and updated mechanics for flexible owner or income use.
Where is this duplex located?
The property is located at 809 Friel Pl Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: Semi‑detached two‑family home built in 1901; 5 bedrooms and 2 full baths across the two‑family setup; Finished basement with a separate entrance for added privacy or flexibility
