Two-Family Duplex with
For Sale
$1,285,000
1309 82nd Street, Brooklyn, NY 11228
MULTI_FAMILY - Brooklyn, NY
Property Size1,878 SF
Lot Size0.05 Acres
Price / SF$684.24
Days on Market60
Property Features for 1309 82nd Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R5B
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Rooms
Bedroom 5, Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 3
Interior features
A/C Unit - Wall, Alarm, Dishwasher, Laundry Area, Refrigerator, Stove, Window Treatments
Subdivision
Dyker Heights
Standard status
Active
Size
1,878 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
10579
Building Details
Year built
1945
Floors in Building
1
Number of units
2
Flooring type
Carpet, Ceramic, Tile, Hardwood
Building materials
Block, Brick
Roof type
Flat
Architectural style
Other
Listing Agency:
Ben Bay Realty Co
(718) 680-6442
Listed By:
Antoinette Oddo
(718) 680-6442
Added: Jun 23
Changed: Aug 3
Last Checked: Aug 21 at 7:06PM
MLS# 502531
Copyright © 2026 Brooklyn New York Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family duplex home (currently used as a one-family residence) offers a spacious interior with five bedrooms and three bathrooms. The home is approximately 1,878 square feet and was built in 1945 with block and brick construction and a flat roof. Interior features include wall A/C, an alarm system, and everyday conveniences such as a dishwasher, refrigerator, stove, and a dedicated laundry area. Flooring includes hardwood, ceramic, carpet, and tile. The layout includes a convenient first-floor bathroom, an office space, and upper-level bedrooms with one private en-suite bathroom and an additional hallway bathroom.
Outdoor space is a key part of the home’s appeal, with a spacious backyard accessible from the main living area and a second-floor terrace.
The property is located in R5B zoning in Brooklyn’s 11228 area.
Outdoor space is a key part of the home’s appeal, with a spacious backyard accessible from the main living area and a second-floor terrace.
The property is located in R5B zoning in Brooklyn’s 11228 area.
Key Highlights
- Two‑family duplex currently used as one‑family residence
- Five bedrooms and three bathrooms
- 1,878 SF with block and brick construction; flat roof
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
Multi-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 - Duplex home in R5B zoning with five bedrooms, three bathrooms, and a second-floor terrace plus backyard space.
Where is this duplex located?
The property is located at 1309 82nd Street 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 duplex currently used as one‑family residence; Five bedrooms and three bathrooms; 1,878 SF with block and brick construction; flat roof
