Two-Story Duplex with Detached
For Sale
$1,299,000
2354 85th Street, Brooklyn, NY 11214
Residential, Duplex, Brooklyn, NY
Property Size1,800 SF
Lot Size0.05 Acres
Price / SF$721.67
Days on Market64
Property Features for 2354 85th Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R5
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2
Parking features
Garage - Detached
Interior features
Alarm, Stove
Basement
Full
Subdivision
Bensonhurst
Standard status
Active
Size
1,800 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
7490
Amenities
private backyard
detached garage
full basement
Building Details
Year built
1925
Floors in Building
2
Flooring type
Carpet
Building materials
Wood Frame
Roof type
Flat
Architectural style
Other
Listing Agency:
Metro Realty Professionals
Listed By:
Jian Yang (Carey)
(718) 838-2600
Added: Jul 1
Changed: Aug 28
Last Checked: Sep 2 at 8:06AM
MLS# 502712
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 R5-zoned duplex offers approximately 1,800 square feet across two floors, with three bedrooms and two full bathrooms. The main level includes living, dining, and kitchen areas along with two bedrooms, while the upper level provides a family room, den, third bedroom, and another full bathroom. A full basement with a side entrance adds additional utility. The wood-frame property was built in 1925 and includes a detached garage, shared driveway, private backyard, front yard, flat roof, carpeted flooring, alarm, and stove. The property requires work and is being offered in AS IS condition.
Located near 86th Street, the property is close to supermarkets, restaurants, and bakeries. Bus service includes the B1 and B64, with access to the D train at Bay Pkwy/25th Avenue subway stations. The parcel contains 0.0505 acres and is situated in Brooklyn, NY 11214.
Located near 86th Street, the property is close to supermarkets, restaurants, and bakeries. Bus service includes the B1 and B64, with access to the D train at Bay Pkwy/25th Avenue subway stations. The parcel contains 0.0505 acres and is situated in Brooklyn, NY 11214.
Key Highlights
- Approximately 1,800 square feet arranged across two floors
- Three‑bedroom, two‑bathroom duplex configuration
- R5 zoning on a 0.0505‑acre parcel
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
$49,095
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
3.78%
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%
$981,900
$981.9K
Cap Rate 7%
$701,357
$701.4K
Cap Rate 9%
$545,500
$545.5K
Market Conditions
NOI Build-Up for 1,800 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
$73.4K $40.80/SF
− Vacancy
−$3.3K −$1.84/SF
EGI
$70.1K $38.96/SF
− OpEx
−$21.0K −$11.69/SF
NOI
$49.1K $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%
$981,900
Cap Rate 7%
$701,357
Cap Rate 9%
$545,500
Alternative Uses
Best Use
Multifamily LT 5
$701.4K
$613.7K – $818.3K
NOI $49,095 @ 7.0% cap · market cap 3.78%
Second Best
Apartment 5plus
$628.6K
$550.0K – $733.3K
NOI $44,000 @ 7.0% cap · market cap 3.39%
Theoretical Best
Office A
$1.05M
$918.8K – $1.23M
NOI $73,502 @ 7.0% cap · market cap 5.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
3,812
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 - R5-zoned duplex with basement access, private outdoor space, and convenient connections to neighborhood shopping and transit.
Where is this duplex located?
The property is located at 2354 85th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Approximately 1,800 square feet arranged across two floors; Three‑bedroom, two‑bathroom duplex configuration; R5 zoning on a 0.0505‑acre parcel
