Three-Story Duplex with Private
For Sale
$1,950,000
2205 85th Street, Brooklyn, NY 11214
MULTI_FAMILY - Brooklyn, NY
Property Size3,100 SF
Lot Size0.05 Acres
Price / SF$629.03
Days on Market96
Property Features for 2205 85th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bathrooms
3
Full bathrooms
1
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Parking features
Garage
Interior features
A/C Unit - Wall, Refrigerator, Stove
Subdivision
Bensonhurst
Standard status
Active
Size
3,100 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
12047
Amenities
hardwood flooring
front terraces
rear yard
Building Details
Year built
1970
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Roof type
Flat
Listing Agency:
George L Clark Inc
(718) 266-3900
Listed By:
George L. Clark III
(718) 266-3900
Added: May 21
Changed: Aug 10
Last Checked: Aug 24 at 5:06AM
MLS# 501642
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.
Brick, three-story two-family duplex with a private driveway and garage, built in 1970. The building measures 20' x 55' and includes interior features such as wall A/C units, hardwood flooring, and a refrigerator and stove.
The first-floor units feature a living room, dining room, three bedrooms, and a bathroom. The lower level consists of four rooms, two bedrooms, and a newly renovated bathroom, and it can function as a suite. Additional amenities include two newly renovated bathrooms, two front terraces, and a large rear yard.
On-site parking includes a garage plus two additional parking spaces. The property is described as conveniently located to public transportation, including the “D” train and bus stops, along with shopping, restaurants, and schools.
The first-floor units feature a living room, dining room, three bedrooms, and a bathroom. The lower level consists of four rooms, two bedrooms, and a newly renovated bathroom, and it can function as a suite. Additional amenities include two newly renovated bathrooms, two front terraces, and a large rear yard.
On-site parking includes a garage plus two additional parking spaces. The property is described as conveniently located to public transportation, including the “D” train and bus stops, along with shopping, restaurants, and schools.
Key Highlights
- R6 zoning duplex built in 1970
- Private driveway and garage plus two additional parking spaces
- Brick, three‑story two‑family home measuring 20' x 55'
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
$84,552
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
4.34%
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%
$1,691,040
$1.7M
Cap Rate 7%
$1,207,886
$1.2M
Cap Rate 9%
$939,467
$939.5K
Market Conditions
NOI Build-Up for 3,100 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
$126.5K $40.80/SF
− Vacancy
−$5.7K −$1.84/SF
EGI
$120.8K $38.96/SF
− OpEx
−$36.2K −$11.69/SF
NOI
$84.6K $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%
$1,691,040
Cap Rate 7%
$1,207,886
Cap Rate 9%
$939,467
Alternative Uses
Best Use
Multifamily LT 5
$1.21M
$1.06M – $1.41M
NOI $84,552 @ 7.0% cap · market cap 4.34%
Second Best
Apartment 5plus
$1.08M
$947.2K – $1.26M
NOI $75,778 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$1.81M
$1.58M – $2.11M
NOI $126,587 @ 7.0% cap · market cap 6.49%
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Brick duplex in R6 zoning with private driveway and garage plus two additional parking spaces.
Where is this duplex located?
The property is located at 2205 85th Street 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: R6 zoning duplex built in 1970; Private driveway and garage plus two additional parking spaces; Brick, three‑story two‑family home measuring 20' x 55'
