Semi-Detached Two-Family Brick
For Sale
$798,000
8A Brighton 10th Ct, Brooklyn, NY 11235
Two 2-bedroom units with separate layouts, private backyard, and a full basement with separate entrance.
Property Size1,544 SF
Days on Market69
Property Features for 8A Brighton 10th Ct
General Information
Standard status
Active
Size
1,544 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,296
Building Details
Building Size
1,544 SF
Stories
2
Tenancy
Multi
Listing Agency:
Womcore LLC dba Remax Edge
(718) 612-3088
Listed By:
Daniel Gamil · License #10301211175
(718) 612-3088
Source:
Elliman
Added: Jun 19
Changed: Aug 8
Last Checked: Aug 25 at 11:01AM
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 Womcore LLC dba Remax Edge
Investment Insights
Based on property information with market context.
Semi-detached brick two-family property offering two separate apartment units, each with two bedrooms and one bathroom. The building includes a full and semi-finished basement with a separate entrance, providing additional space that may support flexible use. Heating is provided by gas hot water, and the property offers a private backyard for outdoor space. The units are laid out separately, which can support straightforward operation for tenants or owner-occupancy. The sale is being offered as-is.
The property is located in the Brighton Beach area of Brooklyn, with convenience to Coney Island Avenue and Brighton Beach Avenue shopping and dining. Nearby transportation includes local buses and access to the B/Q train, and residents can also reach the beach and boardwalk.
This configuration can work well for investors seeking two income-producing apartments or for an end-user looking to live in one unit while renting the other. Because the property is sold as-is, buyers should plan to evaluate condition and renovation needs as part of their timeline. The remarks also note that full vacancy may be possible depending on current occupancy, which could affect how quickly the units can be positioned for new tenants.
The property is located in the Brighton Beach area of Brooklyn, with convenience to Coney Island Avenue and Brighton Beach Avenue shopping and dining. Nearby transportation includes local buses and access to the B/Q train, and residents can also reach the beach and boardwalk.
This configuration can work well for investors seeking two income-producing apartments or for an end-user looking to live in one unit while renting the other. Because the property is sold as-is, buyers should plan to evaluate condition and renovation needs as part of their timeline. The remarks also note that full vacancy may be possible depending on current occupancy, which could affect how quickly the units can be positioned for new tenants.
Key Highlights
- Semi‑detached brick two‑family home in Brighton Beach with two 2‑bedroom, 1‑bath apartments
- Full/semi‑finished basement includes a separate entrance for added flexibility
- Private backyard for both residents or future tenant use
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
$54,074
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
6.78%
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%
$1,081,480
$1.1M
Cap Rate 7%
$772,486
$772.5K
Cap Rate 9%
$600,822
$600.8K
Market Conditions
NOI Build-Up for 1,544 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
$78.7K $51.00/SF
− Vacancy
−$1.5K −$0.97/SF
EGI
$77.2K $50.03/SF
− OpEx
−$23.2K −$15.01/SF
NOI
$54.1K $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%
$1,081,480
Cap Rate 7%
$772,486
Cap Rate 9%
$600,822
Alternative Uses
Best Use
Multifamily LT 5
$772.5K
$675.9K – $901.2K
NOI $54,074 @ 7.0% cap · market cap 6.78%
Second Best
Apartment 5plus
$673.4K
$589.2K – $785.6K
NOI $47,137 @ 7.0% cap · market cap 5.91%
Theoretical Best
Specialty Retail
$1.28M
$1.12M – $1.49M
NOI $89,490 @ 7.0% cap · market cap 11.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,771
Businesses Nearby
Explore this area
Business Placement
Demographics for 11235, NY
88,482
Population
37,188
Households
2.4
Avg Household Size
44
Median Age
50%
College-Educated
90%
High-School Grad
2.5 sq mi
ZIP Area
35,393
Density / Sq Mi
$61,689
Median Household Income
$48,898
Median Earnings
$1,649
Median Rent
$723,900
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 2-bedroom units with separate layouts, private backyard, and a full basement with separate entrance.
Where is this duplex located?
The property is located at 8A Brighton 10th Ct Brooklyn, NY.
What is the asking price?
The asking price for this property is $798,000.
What are key features of this property?
This property features: Semi‑detached brick two‑family home in Brighton Beach with two 2‑bedroom, 1‑bath apartments; Full/semi‑finished basement includes a separate entrance for added flexibility; Private backyard for both residents or future tenant use
