Semi-Detached 4-Family
For Sale
$1,799,000
2510 85th St, Brooklyn, NY 11214
Well-maintained semi-detached brick building with four 2-bedroom units and a finished basement with additional full baths.
Property Size3,075 SF
Price / SF$585.04
Days on Market64
Property Features for 2510 85th St
General Information
Standard status
Active
Size
3,075 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$14,244
Building Details
Building Size
3,075 SF
Year Built
1925
Stories
2
Tenancy
Multi
Listing Agency:
RE/MAX Edge
(718) 612-3088
Listed By:
Kelly Wu
(718) 612-3088
Source:
Elliman
Added: Jun 24
Changed: Aug 23
Last Checked: Aug 25 at 11:49AM
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 Edge
Investment Insights
Based on property information with market context.
Well-maintained semi-detached 21x75 brick building on a 27x100 lot, offering approximately 3,075 sq. ft. of interior space. The property includes four spacious 2-bedroom, 1-bath apartments. A full finished basement adds practical living and utility space, including 2 additional full bathrooms, and there are separate gas and electric meters.
Located in Bensonhurst, the building is minutes from the 86th Street business corridor, with nearby supermarkets, restaurants, retail shops, banks, and day-to-day conveniences. Transit access includes the D train, multiple bus lines (B1, B3, B4, B64), along with schools and parks in the surrounding area.
This configuration is well-suited to buyers looking for a straightforward residential income property with four separate apartments and strong operational independence supported by the separate utility metering. The finished basement with additional bathrooms can support flexible interior use depending on an operator’s or owner’s goals, while the unit mix provides a consistent 2-bedroom offering across all four homes.
Located in Bensonhurst, the building is minutes from the 86th Street business corridor, with nearby supermarkets, restaurants, retail shops, banks, and day-to-day conveniences. Transit access includes the D train, multiple bus lines (B1, B3, B4, B64), along with schools and parks in the surrounding area.
This configuration is well-suited to buyers looking for a straightforward residential income property with four separate apartments and strong operational independence supported by the separate utility metering. The finished basement with additional bathrooms can support flexible interior use depending on an operator’s or owner’s goals, while the unit mix provides a consistent 2-bedroom offering across all four homes.
Key Highlights
- 1925 semi‑detached brick 4‑family with approx. 3,075 sq. ft. interior space
- Four spacious 2‑bedroom, 1‑bath apartments
- Full finished basement with 2 additional full bathrooms
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
$83,870
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
4.66%
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%
$1,677,400
$1.7M
Cap Rate 7%
$1,198,143
$1.2M
Cap Rate 9%
$931,889
$931.9K
Market Conditions
NOI Build-Up for 3,075 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
$125.5K $40.80/SF
− Vacancy
−$5.6K −$1.84/SF
EGI
$119.8K $38.96/SF
− OpEx
−$35.9K −$11.69/SF
NOI
$83.9K $27.27/SF
Area
ZIP 11214
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,677,400
Cap Rate 7%
$1,198,143
Cap Rate 9%
$931,889
Alternative Uses
Best Use
Multifamily LT 5
$1.20M
$1.05M – $1.40M
NOI $83,870 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$1.07M
$939.6K – $1.25M
NOI $75,167 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,566 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,578
Businesses Nearby
Explore this area
Business Placement
Demographics for 11214, NY
96,560
Population
33,341
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
76%
High-School Grad
2.0 sq mi
ZIP Area
48,280
Density / Sq Mi
$64,286
Median Household Income
$41,172
Median Earnings
$1,710
Median Rent
$1,007,400
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?
Quadplex - Well-maintained semi-detached brick building with four 2-bedroom units and a finished basement with additional full baths.
Where is this quadplex located?
The property is located at 2510 85th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,799,000.
What are key features of this property?
This property features: 1925 semi‑detached brick 4‑family with approx. 3,075 sq. ft. interior space; Four spacious 2‑bedroom, 1‑bath apartments; Full finished basement with 2 additional full bathrooms
