Two-Family Home with
For Sale
$719,000
Pending
1331 E 86th St, Brooklyn, NY 11236
Two residential units include a two-bedroom apartment and a separate one-bedroom apartment.
Property Size1,400 SF
Days on Market251
Property Features for 1331 E 86th St
General Information
Standard status
Pending
Size
1,400 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
first-floor laundry room
Building Details
Year Built
1955
Buildings
1
Listing Agency:
Charles Rutenberg Realty Inc
Listed By:
Jamil Leigh rpfeffer@crrli.net
Source:
Searchhomesinlongisland
Added: Jan 1
Changed: Sep 2
Last Checked: Sep 8 at 8:30AM
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 Charles Rutenberg Realty Inc
Investment Insights
Based on property information with market context.
Built in 1955, this two-family property includes a second-floor two-bedroom, one-bath apartment and a first-floor one-bedroom apartment. The upper unit also has access to a laundry room on the first floor. Dedicated parking for one vehicle is included, providing an uncommon convenience for a Brooklyn residential property. The second-floor apartment will be delivered vacant, while the first-floor unit may also be delivered vacant.
Located at 1331 E 86th St in Brooklyn’s Canarsie neighborhood, the property sits on a quiet residential block near public transportation, shopping, schools, and neighborhood amenities. The configuration supports continued two-unit use while offering flexibility for an owner occupant or an income-producing strategy.
Located at 1331 E 86th St in Brooklyn’s Canarsie neighborhood, the property sits on a quiet residential block near public transportation, shopping, schools, and neighborhood amenities. The configuration supports continued two-unit use while offering flexibility for an owner occupant or an income-producing strategy.
Key Highlights
- Two‑family property at 1331 E 86th St, Brooklyn, NY 11236
- Second‑floor 2‑bedroom, 1‑bath apartment
- First‑floor 1‑bedroom apartment
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
$49,030
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
6.82%
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%
$980,600
$980.6K
Cap Rate 7%
$700,429
$700.4K
Cap Rate 9%
$544,778
$544.8K
Market Conditions
NOI Build-Up for 1,400 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
$71.4K $51.00/SF
− Vacancy
−$1.4K −$0.97/SF
EGI
$70.0K $50.03/SF
− OpEx
−$21.0K −$15.01/SF
NOI
$49.0K $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%
$980,600
Cap Rate 7%
$700,429
Cap Rate 9%
$544,778
Alternative Uses
Best Use
Multifamily LT 5
$700.4K
$612.9K – $817.2K
NOI $49,030 @ 7.0% cap · market cap 6.82%
Second Best
Apartment 5plus
$610.6K
$534.3K – $712.4K
NOI $42,741 @ 7.0% cap · market cap 5.94%
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,144 @ 7.0% cap · market cap 11.29%
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
2,148
Businesses Nearby
Explore this area
Business Placement
Demographics for 11236, NY
100,687
Population
37,002
Households
2.7
Avg Household Size
40
Median Age
28%
College-Educated
88%
High-School Grad
3.6 sq mi
ZIP Area
27,969
Density / Sq Mi
$82,813
Median Household Income
$50,244
Median Earnings
$1,637
Median Rent
$710,300
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 residential units include a two-bedroom apartment and a separate one-bedroom apartment.
Where is this duplex located?
The property is located at 1331 E 86th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $719,000.
What are key features of this property?
This property features: Two‑family property at 1331 E 86th St, Brooklyn, NY 11236; Second‑floor 2‑bedroom, 1‑bath apartment; First‑floor 1‑bedroom apartment
