Duplex with
For Sale
$1,866,000
Pending
1855 65th Street, Brooklyn, NY 11204
MULTI_FAMILY - Brooklyn, NY
Property Size2,320 SF
Lot Size0.06 Acres
Days on Market167
Property Features for 1855 65th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R5
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 1, Bedroom 3
Parking features
Off Street, On Street
Exterior features
Balcony
Basement
Full
Lot features
Back Yard
Subdivision
Bensonhurst
Standard status
Pending
APN
3055470051
Size
2,320 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
10619
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Steam
Building Details
Year built
1920
Floors in Building
2
Number of units
1
Building materials
Brick, Stucco
Listing Agency:
M Donato & Co. Real Estate
(718) 351-8900
Listed By:
Michael Barone
(917) 239-0839
Added: Mar 27
Changed: Aug 2
Last Checked: Sep 9 at 12:06AM
MLS# 2601580
Copyright © 2026 Staten Island Board of Realtors. 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.
Duplex at 1855 65th Street featuring brick and stucco construction and a balcony. The property has a layout with multiple bedrooms and two bathrooms, along with a full basement and outdoor space for additional utility.
Built in 1920, the home is heated with natural gas steam and served by public sewer. Parking is available both off street and on street, supporting everyday accessibility for residents and guests.
Set on a 0.0557-acre lot with a property size of 2,320 square feet, this R5-zoned duplex offers an owner-occupant or investor-friendly configuration in Brooklyn, with shopping, dining, schools, and public transportation nearby.
Built in 1920, the home is heated with natural gas steam and served by public sewer. Parking is available both off street and on street, supporting everyday accessibility for residents and guests.
Set on a 0.0557-acre lot with a property size of 2,320 square feet, this R5-zoned duplex offers an owner-occupant or investor-friendly configuration in Brooklyn, with shopping, dining, schools, and public transportation nearby.
Key Highlights
- 0.0557‑acre lot
- 2,320 SF property size
- R5 zoning
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
$81,250
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
4.35%
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%
$1,625,000
$1.6M
Cap Rate 7%
$1,160,714
$1.2M
Cap Rate 9%
$902,778
$902.8K
Market Conditions
NOI Build-Up for 2,320 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
$118.3K $51.00/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$116.1K $50.03/SF
− OpEx
−$34.8K −$15.01/SF
NOI
$81.3K $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%
$1,625,000
Cap Rate 7%
$1,160,714
Cap Rate 9%
$902,778
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.02M – $1.35M
NOI $81,250 @ 7.0% cap · market cap 4.35%
Second Best
Apartment 5plus
$1.01M
$885.3K – $1.18M
NOI $70,827 @ 7.0% cap · market cap 3.80%
Theoretical Best
Specialty Retail
$1.92M
$1.68M – $2.24M
NOI $134,467 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Duplex in R5 zoning with a balcony, natural gas steam heat, and off-street and on-street parking.
Where is this duplex located?
The property is located at 1855 65th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,866,000.
What are key features of this property?
This property features: 0.0557‑acre lot; 2,320 SF property size; R5 zoning
