Renovated Brick Two-Family
For Sale
$1,399,999
Pending
185 Bay 11th St, Brooklyn, NY 11228
Turnkey two-family with radiant heat, split AC, tankless hot water, and a finished basement for flexible living or income use.
Property Size2,000 SF
Lot Size0.05 Acres
Days on Market63
Property Features for 185 Bay 11th St
General Information
Standard status
Pending
Size
2,000 SF
Lot size
0.05 Acres
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,960
Building Details
Building Size
2,000 SF
Stories
2
Listing Agency:
RE/MAX Real Estate Professiona
(718) 872-5522
Listed By:
Xiao Hua (Jessie) Zhou
(718) 872-5522
Source:
Elliman
Added: Jun 21
Changed: Aug 8
Last Checked: Aug 22 at 7:40AM
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 Professiona
Investment Insights
Based on property information with market context.
This solid brick two-family home on a 20' x 100' lot features a 20' x 52' building footprint. The property has been fully renovated with quality upgrades throughout, including new electrical wiring, updated water and sewer lines, and a new gas line. Mechanical systems include radiant heating with three separate heating zones, split AC units, and a tankless hot water system.
The first floor includes a spacious living room, kitchen, one bedroom, and a full bathroom, with an option to convert back to a two-bedroom layout. The second floor offers three bedrooms, a kitchen, and a full bathroom. A full finished basement adds additional usable space, and the home also includes a spacious backyard.
Located at 185 Bay 11th St in Brooklyn, the property is supported by the provided walkScore, bikeScore, and transitScore metrics, indicating very walkable and excellent transit convenience. This layout and renovation level can suit buyers looking for a turnkey owner-occupied setup with an additional residence, or for investors seeking a renovated multifamily asset with a finished basement and modern, efficient utilities.
The first floor includes a spacious living room, kitchen, one bedroom, and a full bathroom, with an option to convert back to a two-bedroom layout. The second floor offers three bedrooms, a kitchen, and a full bathroom. A full finished basement adds additional usable space, and the home also includes a spacious backyard.
Located at 185 Bay 11th St in Brooklyn, the property is supported by the provided walkScore, bikeScore, and transitScore metrics, indicating very walkable and excellent transit convenience. This layout and renovation level can suit buyers looking for a turnkey owner-occupied setup with an additional residence, or for investors seeking a renovated multifamily asset with a finished basement and modern, efficient utilities.
Key Highlights
- Solid brick 2‑family home on a 20' x 100' lot with a 20' x 52' building size
- Fully renovated with new electrical wiring, updated water and sewer lines, and a new gas line
- Radiant heating with 3 separate heating zones plus split AC units
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
$70,043
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
5.00%
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%
$1,400,860
$1.4M
Cap Rate 7%
$1,000,614
$1.0M
Cap Rate 9%
$778,256
$778.3K
Market Conditions
NOI Build-Up for 2,000 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
$102.0K $51.00/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$100.1K $50.03/SF
− OpEx
−$30.0K −$15.01/SF
NOI
$70.0K $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%
$1,400,860
Cap Rate 7%
$1,000,614
Cap Rate 9%
$778,256
Alternative Uses
Best Use
Multifamily LT 5
$1.00M
$875.5K – $1.17M
NOI $70,043 @ 7.0% cap · market cap 5.00%
Second Best
Apartment 5plus
$872.3K
$763.2K – $1.02M
NOI $61,058 @ 7.0% cap · market cap 4.36%
Theoretical Best
Specialty Retail
$1.66M
$1.45M – $1.93M
NOI $115,920 @ 7.0% cap · market cap 8.28%
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
1,781
Businesses Nearby
Explore this area
Business Placement
Demographics for 11228, NY
45,906
Population
16,336
Households
2.8
Avg Household Size
41
Median Age
37%
College-Educated
80%
High-School Grad
1.5 sq mi
ZIP Area
30,604
Density / Sq Mi
$80,737
Median Household Income
$47,062
Median Earnings
$1,828
Median Rent
$1,131,700
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 - Turnkey two-family with radiant heat, split AC, tankless hot water, and a finished basement for flexible living or income use.
Where is this duplex located?
The property is located at 185 Bay 11th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,399,999.
What are key features of this property?
This property features: Solid brick 2‑family home on a 20' x 100' lot with a 20' x 52' building size; Fully renovated with new electrical wiring, updated water and sewer lines, and a new gas line; Radiant heating with 3 separate heating zones plus split AC units
