Detached Two-Family Duplex with
New
For Sale
$1,399,000
185 Bay 10th Street, Brooklyn, NY 11228
Residential, Brooklyn, NY
Property Size1,410 SF
Lot Size0.04 Acres
Price / SF$992.20
Days on Market6
Property Features for 185 Bay 10th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Interior features
Central Air - Split, Dryer, Microwave, Refrigerator, Stove, Washer
Subdivision
Bath Beach
Standard status
Active
Size
1,410 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
4914
Amenities
split air condition units
washer/dryer
microwave
fire pit area
storage shed
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood
Building materials
Brick, Wood Frame
Roof type
Flat
Listing Agency:
Your Home Sold Guaranteed Real
Listed By:
Lavinia Randazzo · License #LR5825
(718) 608-4892
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 27 at 4:06PM
MLS# 504783
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 detached, brick-and-wood-frame duplex contains two one-bedroom apartments, each with a bathroom. The 1,410-square-foot property was built in 1915 and sits on a 0.0444-acre lot. Interior features include updated kitchens and bathrooms, hardwood and tile flooring, two split air-conditioning units, and a washer and dryer. Each apartment has a separate boiler system, hot-water tank, and utilities; a second bedroom is identified as a possibility for each unit.
Outdoor features include a backyard with a fire-pit area and a storage shed with double-door entry. The property is zoned R4 and is described as close to schools, shopping, parks, public transportation, and major roadways.
Outdoor features include a backyard with a fire-pit area and a storage shed with double-door entry. The property is zoned R4 and is described as close to schools, shopping, parks, public transportation, and major roadways.
Key Highlights
- Detached two‑family property with two one‑bedroom apartments
- 1,410 square feet on a 0.0444‑acre lot; built in 1915
- Separate boiler systems, hot‑water tanks, and utilities for each 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
$49,381
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
3.53%
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%
$987,620
$987.6K
Cap Rate 7%
$705,443
$705.4K
Cap Rate 9%
$548,678
$548.7K
Market Conditions
NOI Build-Up for 1,410 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
$71.9K $51.00/SF
− Vacancy
−$1.4K −$0.97/SF
EGI
$70.5K $50.03/SF
− OpEx
−$21.2K −$15.01/SF
NOI
$49.4K $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%
$987,620
Cap Rate 7%
$705,443
Cap Rate 9%
$548,678
Alternative Uses
Best Use
Multifamily LT 5
$705.4K
$617.3K – $823.0K
NOI $49,381 @ 7.0% cap · market cap 3.53%
Second Best
Apartment 5plus
$614.9K
$538.1K – $717.4K
NOI $43,046 @ 7.0% cap · market cap 3.08%
Theoretical Best
Specialty Retail
$1.17M
$1.02M – $1.36M
NOI $81,724 @ 7.0% cap · market cap 5.84%
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
1,781
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Each residence has its own boiler, hot-water tank, and utilities.
Where is this duplex located?
The property is located at 185 Bay 10th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Detached two‑family property with two one‑bedroom apartments; 1,410 square feet on a 0.0444‑acre lot; built in 1915; Separate boiler systems, hot‑water tanks, and utilities for each apartment
