Spacious Two-Family Brick
For Sale
$1,950,000
2205 85th St, Brooklyn, NY 11214
Large two-family brick home with parking in prime location.
Property Size3,100 SF
Price / SF$590.91
Days on Market110
Property Features for 2205 85th St
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$12,047
Building Details
Building Size
3,100 SF
Year Built
1970
Listing Agency:
George L Clark Inc
Listed By:
George L. Clark III
(718) 266-3900
Source:
Elliman
Added: May 21
Changed: Aug 13
Last Checked: Sep 7 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 George L Clark Inc
Investment Insights
Based on property information with market context.
Located in Bensonhurst/Bay Parkway, this large two-family brick home features a private driveway and garage. The building, constructed with dimensions of 20' x 55' across three stories, provides a total of 3,300 square feet. Each of the first-floor units includes a living room, dining room, three bedrooms, and a bathroom. The lower level comprises four rooms, including two bedrooms, and a newly renovated bathroom, creating a suite. Additional features include two newly renovated bathrooms, hardwood flooring, two front terraces, and a large rear yard. The property is conveniently located near public transportation, including the "D" train and bus stops, as well as the shopping, restaurants, and schools of 86th Street. The location has a walk score of 96, indicating it is a walker's paradise, a transit score of 84, indicating excellent transit options, and a bike score of 56, indicating it is bikeable.
Key Highlights
- Large 2‑family brick home with private driveway and garage.
- Excellent transit score (84) and walker's paradise (96) location, close to the 'D' train and bus stops.
- Spacious 3,300 sq. ft. with three stories, including a lower level suite with 2 bedrooms and a newly renovated bathroom.
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
$90,007
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
4.62%
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%
$1,800,140
$1.8M
Cap Rate 7%
$1,285,814
$1.3M
Cap Rate 9%
$1,000,078
$1.0M
Market Conditions
NOI Build-Up for 3,300 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
$134.6K $40.80/SF
− Vacancy
−$6.1K −$1.84/SF
EGI
$128.6K $38.96/SF
− OpEx
−$38.6K −$11.69/SF
NOI
$90.0K $27.27/SF
Area
ZIP 11214
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,800,140
Cap Rate 7%
$1,285,814
Cap Rate 9%
$1,000,078
Alternative Uses
Best Use
Multifamily LT 5
$1.29M
$1.13M – $1.50M
NOI $90,007 @ 7.0% cap · market cap 4.62%
Second Best
Apartment 5plus
$1.15M
$1.01M – $1.34M
NOI $80,667 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$1.93M
$1.68M – $2.25M
NOI $134,754 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,237
Businesses Nearby
Explore this area
Business Placement
Demographics for 11214, NY
96,560
Population
33,341
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
76%
High-School Grad
2.0 sq mi
ZIP Area
48,280
Density / Sq Mi
$64,286
Median Household Income
$41,172
Median Earnings
$1,710
Median Rent
$1,007,400
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 - Large two-family brick home with parking in prime location.
Where is this duplex located?
The property is located at 2205 85th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Large 2‑family brick home with private driveway and garage.; Excellent transit score (84) and walker's paradise (96) location, close to the 'D' train and bus stops.; Spacious 3,300 sq. ft. with three stories, including a lower level suite with 2 bedrooms and a newly renovated bathroom.
