Two-Family Home with
For Sale
$1,285,000
1309 82nd St, Brooklyn, NY 11228
The home includes a backyard, dedicated office, and kitchen with honey-toned wood cabinetry.
Property Size1,878 SF
Price / SF$684.24
Days on Market67
Property Features for 1309 82nd St
General Information
Standard status
Active
Size
1,878 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,579
Amenities
backyard
second-floor terrace
dedicated office space
Building Details
Building Size
1,878 SF
Year Built
1945
Stories
1
Tenancy
Single
Listing Agency:
Ben Bay Realty Co
Listed By:
Antoinette Oddo
(718) 680-6442
Source:
Elliman
Added: Jul 1
Changed: Sep 2
Last Checked: Sep 5 at 7:27AM
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 Ben Bay Realty Co
Investment Insights
Based on property information with market context.
This 33-foot-wide duplex in Dyker Heights provides 1,878 square feet with five bedrooms and three bathrooms. The property is described as a two-family home currently used as a single-family residence. Interior features include a kitchen with honey-toned wood cabinets and ample counter space, a dedicated office, and a first-floor bathroom. The primary bedroom includes a private en-suite bathroom, while another bathroom serves the remaining bedrooms from the hallway.
Outdoor space includes a backyard accessible from the main living area and a second-floor terrace. The home was built in 1945 and is located near Dyker Beach Golf Course, restaurants, cafés, and shops. Express bus service to Manhattan is also nearby. Walk Score is 85, Transit Score is 73, and Bike Score is 59.
Outdoor space includes a backyard accessible from the main living area and a second-floor terrace. The home was built in 1945 and is located near Dyker Beach Golf Course, restaurants, cafés, and shops. Express bus service to Manhattan is also nearby. Walk Score is 85, Transit Score is 73, and Bike Score is 59.
Key Highlights
- Two‑family property currently used as a single‑family residence
- 1,878 square feet with 5 bedrooms and 3 bathrooms
- 33‑foot‑wide house built in 1945
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
$65,771
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
5.12%
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%
$1,315,420
$1.3M
Cap Rate 7%
$939,586
$939.6K
Cap Rate 9%
$730,789
$730.8K
Market Conditions
NOI Build-Up for 1,878 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
$95.8K $51.00/SF
− Vacancy
−$1.8K −$0.97/SF
EGI
$94.0K $50.03/SF
− OpEx
−$28.2K −$15.01/SF
NOI
$65.8K $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%
$1,315,420
Cap Rate 7%
$939,586
Cap Rate 9%
$730,789
Alternative Uses
Best Use
Multifamily LT 5
$939.6K
$822.1K – $1.10M
NOI $65,771 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$819.0K
$716.7K – $955.6K
NOI $57,333 @ 7.0% cap · market cap 4.46%
Theoretical Best
Specialty Retail
$1.55M
$1.36M – $1.81M
NOI $108,849 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,133
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 - The home includes a backyard, dedicated office, and kitchen with honey-toned wood cabinetry.
Where is this duplex located?
The property is located at 1309 82nd St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,285,000.
What are key features of this property?
This property features: Two‑family property currently used as a single‑family residence; 1,878 square feet with 5 bedrooms and 3 bathrooms; 33‑foot‑wide house built in 1945
