Detached Two-Family Home with
For Sale
$1,388,000
9518 Fort Hamilton Pkwy, Brooklyn, NY 11209
Fully detached 2-family residence with a detached 2-car garage and separate-entry finished basement on a large lot.
Property Size2,036 SF
Lot Size0.07 Acres
Days on Market116
Property Features for 9518 Fort Hamilton Pkwy
General Information
Standard status
Active
Size
2,036 SF
Total Parking Spaces
5
Lot size
0.07 Acres
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,793
Building Details
Building Size
2,036 SF
Year Built
1901
Stories
2
Tenancy
Multi
Listing Agency:
RE/MAX Real Estate Professiona
(718) 532-2000
Listed By:
Billy Apter · License #BEA5721
(718) 532-2000
Source:
Elliman
Added: Apr 28
Changed: Aug 21
Last Checked: Aug 21 at 11:44AM
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 fully detached two-family home offers a spacious layout with two separate living levels over a full finished basement. The configuration is described as 6 rooms with 3 bedrooms on the 2nd floor and 6 rooms with 3 bedrooms on the lower level, with the basement finished and featuring a separate entrance. Outside, the property includes a big backyard and a detached 2-car garage, with parking noted for up to 5 cars. The home is described as having a large overall footprint, with the structure sized at 20x55 and an extra-large lot sized at 27x112.
The property is located at 9518 Fort Hamilton Pkwy in Brooklyn, NY 11209, and is described as convenient to transportation and shopping, with walkScore 85 (Very Walkable), transitScore 73 (Excellent Transit), and bikeScore 59 (Bikeable).
The property is located at 9518 Fort Hamilton Pkwy in Brooklyn, NY 11209, and is described as convenient to transportation and shopping, with walkScore 85 (Very Walkable), transitScore 73 (Excellent Transit), and bikeScore 59 (Bikeable).
Key Highlights
- Fully detached 2‑family home built in 1901 with a detached 2‑car garage
- 27x112 lot with a big backyard
- Second‑floor layout: 6 rooms/3 bedrooms
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
$71,304
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
5.14%
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%
$1,426,080
$1.4M
Cap Rate 7%
$1,018,629
$1.0M
Cap Rate 9%
$792,267
$792.3K
Market Conditions
NOI Build-Up for 2,036 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
$103.8K $51.00/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$101.9K $50.03/SF
− OpEx
−$30.6K −$15.01/SF
NOI
$71.3K $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%
$1,426,080
Cap Rate 7%
$1,018,629
Cap Rate 9%
$792,267
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$891.3K – $1.19M
NOI $71,304 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$888.0K
$777.0K – $1.04M
NOI $62,157 @ 7.0% cap · market cap 4.48%
Theoretical Best
Specialty Retail
$1.69M
$1.48M – $1.97M
NOI $118,007 @ 7.0% cap · market cap 8.50%
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
2,611
Businesses Nearby
Explore this area
Business Placement
Demographics for 11209, NY
73,239
Population
33,286
Households
2.2
Avg Household Size
40
Median Age
53%
College-Educated
90%
High-School Grad
2.1 sq mi
ZIP Area
34,876
Density / Sq Mi
$92,656
Median Household Income
$62,455
Median Earnings
$1,857
Median Rent
$905,700
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 - Fully detached 2-family residence with a detached 2-car garage and separate-entry finished basement on a large lot.
Where is this duplex located?
The property is located at 9518 Fort Hamilton Pkwy Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,388,000.
What are key features of this property?
This property features: Fully detached 2‑family home built in 1901 with a detached 2‑car garage; 27x112 lot with a big backyard; Second‑floor layout: 6 rooms/3 bedrooms
