Two-Family Residential Income
For Sale
$1,348,000
Pending
1263 Bay Ridge Pkwy, Brooklyn, NY 11218
Two-family home with a 3-bedroom first-floor unit, a second-floor unit with four bedrooms, and a fully finished basement.
Property Size3,120 SF
Days on Market64
Property Features for 1263 Bay Ridge Pkwy
General Information
Standard status
Pending
Size
3,120 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,735
Building Details
Building Size
3,120 SF
Year Built
1915
Stories
2
Listing Agency:
The CS Organization
Listed By:
Christopher J. Calabrese · License #10311208254
(718) 439-1110
Source:
Elliman
Added: Jul 8
Changed: Aug 25
Last Checked: Sep 8 at 5:22AM
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 The CS Organization
Investment Insights
Based on property information with market context.
This two-family residential income home offers two distinct living levels plus additional finished space in the basement. The first floor features a bright 3-bedroom apartment with ceramic Italian tiled floors. The second floor includes four spacious bedrooms and a full bath. Downstairs, the basement is fully finished and includes a half bath with tiled finishes, along with ample storage and an entrance.
Located in Dyker Heights, the property is well supported by everyday mobility options, with a Walk Score of 96 and a Transit Score of 84, along with a Bike Score of 56.
The layout provides multiple bedroom configurations across the two units and additional usable square footage in the finished basement, creating a practical setup for income-oriented ownership.
Located in Dyker Heights, the property is well supported by everyday mobility options, with a Walk Score of 96 and a Transit Score of 84, along with a Bike Score of 56.
The layout provides multiple bedroom configurations across the two units and additional usable square footage in the finished basement, creating a practical setup for income-oriented ownership.
Key Highlights
- Two‑family home built in 1915 in Dyker Heights
- First‑floor unit offers 3 bedrooms with ceramic Italian tiled floors
- Second‑floor unit features 4 bedrooms and a full bath
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
$109,268
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
8.11%
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%
$2,185,360
$2.2M
Cap Rate 7%
$1,560,971
$1.6M
Cap Rate 9%
$1,214,089
$1.2M
Market Conditions
NOI Build-Up for 3,120 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
$159.1K $51.00/SF
− Vacancy
−$3.0K −$0.97/SF
EGI
$156.1K $50.03/SF
− OpEx
−$46.8K −$15.01/SF
NOI
$109.3K $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%
$2,185,360
Cap Rate 7%
$1,560,971
Cap Rate 9%
$1,214,089
Alternative Uses
Best Use
Multifamily LT 5
$1.56M
$1.37M – $1.82M
NOI $109,268 @ 7.0% cap · market cap 8.11%
Second Best
Apartment 5plus
$1.36M
$1.19M – $1.59M
NOI $95,250 @ 7.0% cap · market cap 7.07%
Theoretical Best
Specialty Retail
$2.58M
$2.26M – $3.01M
NOI $180,835 @ 7.0% cap · market cap 13.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,660
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family home with a 3-bedroom first-floor unit, a second-floor unit with four bedrooms, and a fully finished basement.
Where is this duplex located?
The property is located at 1263 Bay Ridge Pkwy Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,348,000.
What are key features of this property?
This property features: Two‑family home built in 1915 in Dyker Heights; First‑floor unit offers 3 bedrooms with ceramic Italian tiled floors; Second‑floor unit features 4 bedrooms and a full bath
