Bensonhurst Two-Story Home with
For Sale
$1,250,000
Pending
1858 73rd St, Brooklyn, NY 11204
Versatile two-family home configured as a spacious single-family residence.
Property Size1,376 SF
Lot Size0.05 Acres
Days on Market272
Property Features for 1858 73rd St
General Information
Standard status
Pending
Size
1,376 SF
Lot size
0.05 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$8,204
Building Details
Building Size
1,376 SF
Year Built
1925
Stories
2
Listing Agency:
Womcore LLC dba Remax Edge
(718) 612-3088
Listed By:
Kelly Wu
(718) 612-3088
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 26
Last Checked: Aug 25 at 9:50AM
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 Womcore LLC dba Remax Edge
Investment Insights
Based on property information with market context.
Located in the heart of Bensonhurst, this versatile 2-family home is currently configured as a spacious single-family residence. The property features 2 stories over a finished basement, offering a comfortable and functional layout. The first and second floors have been combined into a duplex. The second floor includes 3 bedrooms and a full bathroom. The first floor features a well-appointed kitchen, living room, dining area, and a 3/4 bathroom. The finished basement provides additional space, a full bathroom, a laundry room, and a boiler room. Access to the backyard is available from both the first floor and the basement, providing indoor-outdoor flow. A shared driveway leads to a double garage, ensuring ample parking. The building size is 16x46, situated on a 20x100 lot. The property is conveniently located on 18th Ave business district, perfect for shopping, eating out, and grocery. Nearby public transportation includes the B8 and B4 buses, as well as the D and N trains.
Key Highlights
- Spacious single‑family layout converted from a 2‑family home
- Finished basement with full bathroom and laundry room
- 3 bedrooms and full bathroom on the second floor
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
$48,190
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
3.86%
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%
$963,800
$963.8K
Cap Rate 7%
$688,429
$688.4K
Cap Rate 9%
$535,444
$535.4K
Market Conditions
NOI Build-Up for 1,376 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
$70.2K $51.00/SF
− Vacancy
−$1.3K −$0.97/SF
EGI
$68.8K $50.03/SF
− OpEx
−$20.7K −$15.01/SF
NOI
$48.2K $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%
$963,800
Cap Rate 7%
$688,429
Cap Rate 9%
$535,444
Alternative Uses
Best Use
Multifamily LT 5
$688.4K
$602.4K – $803.2K
NOI $48,190 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$600.1K
$525.1K – $700.1K
NOI $42,008 @ 7.0% cap · market cap 3.36%
Theoretical Best
Specialty Retail
$1.14M
$996.9K – $1.33M
NOI $79,753 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,120
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 - Versatile two-family home configured as a spacious single-family residence.
Where is this duplex located?
The property is located at 1858 73rd St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Spacious single‑family layout converted from a 2‑family home; Finished basement with full bathroom and laundry room; 3 bedrooms and full bathroom on the second floor
