Brick Two-Family
For Sale
$1,798,999
1847 65th Street, Brooklyn, NY 11204
Residential, Brooklyn, NY
Property Size2,440 SF
Lot Size0.06 Acres
Price / SF$737.29
Days on Market65
Property Features for 1847 65th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Parking features
Garage - Detached
Interior features
A/C Unit - Wall
Basement
Full
Subdivision
Bensonhurst
Standard status
Active
Size
2,440 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
9878
Building Details
Number of units
2
Flooring type
Tile, Hardwood
Building materials
Brick
Roof type
Flat
Listing Agency:
DiTommaso Real Estate
(718) 667-8000
Listed By:
Marietta Vinocur · License #10401303220
(718) 872-9300
Added: Jul 1
Changed: Sep 1
Last Checked: Sep 3 at 11:06PM
MLS# 502722
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 brick duplex is arranged within approximately 2,440 square feet of living space on a 24.25 X 100 sf lot. A full basement adds storage or usable area, while hardwood and tile flooring, wall-unit A/C, and a flat roof are among the documented property features. The home is semi-detached and includes a detached garage along with shared driveway access.
The property is located in Bensonhurst near shopping, restaurants, schools, parks, and public transportation. Its Brooklyn setting and two-family configuration provide a residential income property format with on-site parking and additional basement space.
The property is located in Bensonhurst near shopping, restaurants, schools, parks, and public transportation. Its Brooklyn setting and two-family configuration provide a residential income property format with on-site parking and additional basement space.
Key Highlights
- Two‑family brick semi‑detached home
- Approximately 2,440 square feet of living space
- 24.25 X 100 sf lot
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
$85,453
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
4.75%
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%
$1,709,060
$1.7M
Cap Rate 7%
$1,220,757
$1.2M
Cap Rate 9%
$949,478
$949.5K
Market Conditions
NOI Build-Up for 2,440 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
$124.4K $51.00/SF
− Vacancy
−$2.4K −$0.97/SF
EGI
$122.1K $50.03/SF
− OpEx
−$36.6K −$15.01/SF
NOI
$85.5K $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%
$1,709,060
Cap Rate 7%
$1,220,757
Cap Rate 9%
$949,478
Alternative Uses
Best Use
Multifamily LT 5
$1.22M
$1.07M – $1.42M
NOI $85,453 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$1.06M
$931.1K – $1.24M
NOI $74,491 @ 7.0% cap · market cap 4.14%
Theoretical Best
Specialty Retail
$2.02M
$1.77M – $2.36M
NOI $141,422 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,303
Businesses Nearby
Explore this area
Business Placement
Demographics for 11204, NY
85,885
Population
27,498
Households
3.1
Avg Household Size
34
Median Age
30%
College-Educated
74%
High-School Grad
1.6 sq mi
ZIP Area
53,678
Density / Sq Mi
$67,588
Median Household Income
$33,461
Median Earnings
$1,751
Median Rent
$1,097,200
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 - Semi-detached residence with a full basement, detached garage, and shared driveway.
Where is this duplex located?
The property is located at 1847 65th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,798,999.
What are key features of this property?
This property features: Two‑family brick semi‑detached home; Approximately 2,440 square feet of living space; 24.25 X 100 sf lot
