Two-Family Home with Private Backyard
For Sale
$2,585,000
1855 E 13th Street, Brooklyn, NY 11229
MULTI_FAMILY - Brooklyn, NY
Property Size2,928 SF
Lot Size0.07 Acres
Price / SF$882.86
Days on Market108
Property Features for 1855 E 13th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5B
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 3, Bathroom 2, Bedroom 5, Bathroom 1, Bedroom 4
Interior features
Dryer, Laundry Area, Microwave, Refrigerator, Stove, Washer
Basement
Finished
Subdivision
Homecrest
Standard status
Active
Size
2,928 SF
Lot size
0.07 Acres
Amenities
central ac & heat
private backyard
deck
washer dryer
Building Details
Number of units
2
Flooring type
Hardwood, Granite
Building materials
Wood Frame
Roof type
Shingle
Listing Agency:
Behfar Team, LLC
Listed By:
Jacqueline Sardar
(347) 988-2526
Added: May 18
Changed: Aug 4
Last Checked: Sep 2 at 10:06PM
MLS# 501510
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 home offers a functional split layout with a first-floor unit featuring a living room and dining room with granite floors, an eat-in kitchen, a full bathroom, and a large bedroom. The second-floor apartment includes a large living room and dining room with vaulted ceilings and skylights, an updated kitchen, three bedrooms, a home office, a washer/dryer area, and a full bathroom. The basement provides a large open space that can be customized for additional needs. Additional interior features include a refrigerator, stove, microwave, and washer and dryer hookups. The home is wood frame construction with hardwood and granite flooring, and a shingle roof. Central A/C and heat support year-round comfort.
Set on a 0.0689-acre lot totaling 2,928 square feet, the property includes a private backyard with a deck and a private driveway accommodating three cars. Zoning is R5B.
The combination of two separate apartments, in-unit laundry functionality on the second floor, and a flexible basement layout supports a variety of residential income and owner-occupant scenarios.
Set on a 0.0689-acre lot totaling 2,928 square feet, the property includes a private backyard with a deck and a private driveway accommodating three cars. Zoning is R5B.
The combination of two separate apartments, in-unit laundry functionality on the second floor, and a flexible basement layout supports a variety of residential income and owner-occupant scenarios.
Key Highlights
- R5B zoning
- 2,928 SF two‑family home on a 0.0689‑acre lot
- Central A/C and heat
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
$102,544
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
3.97%
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%
$2,050,880
$2.1M
Cap Rate 7%
$1,464,914
$1.5M
Cap Rate 9%
$1,139,378
$1.1M
Market Conditions
NOI Build-Up for 2,928 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
$149.3K $51.00/SF
− Vacancy
−$2.8K −$0.97/SF
EGI
$146.5K $50.03/SF
− OpEx
−$43.9K −$15.01/SF
NOI
$102.5K $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%
$2,050,880
Cap Rate 7%
$1,464,914
Cap Rate 9%
$1,139,378
Alternative Uses
Best Use
Multifamily LT 5
$1.46M
$1.28M – $1.71M
NOI $102,544 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$1.28M
$1.12M – $1.49M
NOI $89,389 @ 7.0% cap · market cap 3.46%
Theoretical Best
Specialty Retail
$2.42M
$2.12M – $2.83M
NOI $169,707 @ 7.0% cap · market cap 6.57%
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
5,588
Businesses Nearby
Explore this area
Business Placement
Demographics for 11229, NY
83,669
Population
33,353
Households
2.5
Avg Household Size
40
Median Age
41%
College-Educated
88%
High-School Grad
2.0 sq mi
ZIP Area
41,835
Density / Sq Mi
$72,556
Median Household Income
$52,948
Median Earnings
$1,666
Median Rent
$812,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Zoned R5B, this two-family home includes central A/C, a private driveway for three cars, and a backyard deck.
Where is this duplex located?
The property is located at 1855 E 13th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,585,000.
What are key features of this property?
This property features: R5B zoning; 2,928 SF two‑family home on a 0.0689‑acre lot; Central A/C and heat
