Multi-Family Semi-Detached Duplex
For Sale
$1,459,000
1769 Stillwell Ave, Brooklyn, NY 11223
Semi-detached two-family home with private driveway and four separate entrances for flexible living or rental setups.
Property Size2,164 SF
Days on Market65
Property Features for 1769 Stillwell Ave
General Information
Standard status
Active
Size
2,164 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,523
Building Details
Building Size
2,164 SF
Year Built
1910
Stories
2
Tenancy
Multi
Listing Agency:
Tiger Realty
(917) 708-9966
Listed By:
Emily Hui Chen-Liang
(917) 708-9966
Source:
Elliman
Added: Jun 24
Changed: Aug 15
Last Checked: Aug 26 at 12:36PM
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 Tiger Realty
Investment Insights
Based on property information with market context.
This versatile semi-detached, multi-level two-family home is configured for flexible use, with four separate entrances including a main front entrance, side entrance, rear entrance, and separate basement access. The first floor includes three bedrooms and two full bathrooms with approximately 18.5' x 67' of living space. The second-floor duplex measures approximately 18.5' x 50' and features two bedrooms, 1.5 bathrooms, and direct attic access.
Set on a corner with frontage at Stillwell Avenue and 79th Street, the property offers a private driveway for arrival and access. The basement has been beautifully finished and renovated within the last few years, and includes a half bathroom for additional usable space that can serve as recreation and/or storage. Walkability is reported as very high, and transit access is reported as excellent.
For tenants, this layout can support separate living areas while preserving privacy through multiple entrances. For buyers, the home’s current two-family configuration also provides a foundation that may be reconfigured into a larger four-bedroom residence. The finished, renovated basement adds practical flexibility for multi-generational use or expanded household needs, depending on how the units are operated or occupied.
Set on a corner with frontage at Stillwell Avenue and 79th Street, the property offers a private driveway for arrival and access. The basement has been beautifully finished and renovated within the last few years, and includes a half bathroom for additional usable space that can serve as recreation and/or storage. Walkability is reported as very high, and transit access is reported as excellent.
For tenants, this layout can support separate living areas while preserving privacy through multiple entrances. For buyers, the home’s current two-family configuration also provides a foundation that may be reconfigured into a larger four-bedroom residence. The finished, renovated basement adds practical flexibility for multi-generational use or expanded household needs, depending on how the units are operated or occupied.
Key Highlights
- 1910‑built semi‑detached 2‑family home on the corner of Stillwell Avenue and 79th Street
- Private driveway plus four separate entrances: front main, side, rear, and separate basement access
- First floor: 3 bedrooms and 2 full bathrooms with approx. 18.5' x 67' of living space
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
$75,787
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
5.19%
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%
$1,515,740
$1.5M
Cap Rate 7%
$1,082,671
$1.1M
Cap Rate 9%
$842,078
$842.1K
Market Conditions
NOI Build-Up for 2,164 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
$110.4K $51.00/SF
− Vacancy
−$2.1K −$0.97/SF
EGI
$108.3K $50.03/SF
− OpEx
−$32.5K −$15.01/SF
NOI
$75.8K $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%
$1,515,740
Cap Rate 7%
$1,082,671
Cap Rate 9%
$842,078
Alternative Uses
Best Use
Multifamily LT 5
$1.08M
$947.3K – $1.26M
NOI $75,787 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$943.8K
$825.8K – $1.10M
NOI $66,065 @ 7.0% cap · market cap 4.53%
Theoretical Best
Specialty Retail
$1.79M
$1.57M – $2.09M
NOI $125,425 @ 7.0% cap · market cap 8.60%
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
4,051
Businesses Nearby
Explore this area
Business Placement
Demographics for 11223, NY
83,519
Population
28,857
Households
2.9
Avg Household Size
37
Median Age
34%
College-Educated
78%
High-School Grad
2.1 sq mi
ZIP Area
39,771
Density / Sq Mi
$63,950
Median Household Income
$40,592
Median Earnings
$1,653
Median Rent
$1,063,200
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 - Semi-detached two-family home with private driveway and four separate entrances for flexible living or rental setups.
Where is this duplex located?
The property is located at 1769 Stillwell Ave Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,459,000.
What are key features of this property?
This property features: 1910‑built semi‑detached 2‑family home on the corner of Stillwell Avenue and 79th Street; Private driveway plus four separate entrances: front main, side, rear, and separate basement access; First floor: 3 bedrooms and 2 full bathrooms with approx. 18.5' x 67' of living space
