Duplex Property with Inground
For Sale
$1,750,000
2445 East 65th Street, Brooklyn, NY 11234
Two-family residence with custom kitchen, pool, cabana, and private parking.
Property Size2,276 SF
Days on Market32
Property Features for 2445 East 65th Street
General Information
Standard status
Active
Size
2,276 SF
Total Parking Spaces
4
Property subtype
Multi Family Home
Zoning
R3-1
Additional Details
Multifamily Units
2
Amenities
inground pool
outdoor kitchen
cabana
wood burning fireplace
wet bar
glass sliding doors
vaulted ceilings
Building Details
Building Size
2,276 SF
Year Built
1960
Stories
1
Listing Agency:
Brooklyn4u Rltyof Dykerheights
(718) 236-1800
Listed By:
Maria Fabbro
(718) 236-1800
Source:
Excellchoicerealty
Added: Jul 30
Changed: Aug 29
Last Checked: Aug 29 at 11:18AM
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 Brooklyn4u Rltyof Dykerheights
Investment Insights
Based on property information with market context.
This two-family duplex residence is currently arranged for single-family use and sits on a 47x100 lot. The home includes a custom open kitchen with an oversized island, formal dining and living rooms, vaulted ceilings, and 4 bathrooms. A lower-level great room adds a wood-burning fireplace, wet bar, king-size bedroom, and glass doors opening to the outdoor area. The upper level contains 3 bedrooms, including a master suite.
Exterior amenities include an inground pool, outdoor kitchen, cabana, and a private driveway with parking for 4 cars. Built in 1960, the property is zoned R3-1 and is located at 2445 East 65th Street in Brooklyn. Shopping, schools, restaurants, and transportation to Manhattan are nearby.
Exterior amenities include an inground pool, outdoor kitchen, cabana, and a private driveway with parking for 4 cars. Built in 1960, the property is zoned R3-1 and is located at 2445 East 65th Street in Brooklyn. Shopping, schools, restaurants, and transportation to Manhattan are nearby.
Key Highlights
- Two‑family duplex currently arranged for single‑family use
- 47x100 lot with inground pool, outdoor kitchen, and cabana
- Custom kitchen with oversized island seating for 6
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
$79,709
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
4.55%
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%
$1,594,180
$1.6M
Cap Rate 7%
$1,138,700
$1.1M
Cap Rate 9%
$885,656
$885.7K
Market Conditions
NOI Build-Up for 2,276 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
$116.1K $51.00/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$113.9K $50.03/SF
− OpEx
−$34.2K −$15.01/SF
NOI
$79.7K $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%
$1,594,180
Cap Rate 7%
$1,138,700
Cap Rate 9%
$885,656
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$996.4K – $1.33M
NOI $79,709 @ 7.0% cap · market cap 4.55%
Second Best
Apartment 5plus
$992.6K
$868.6K – $1.16M
NOI $69,484 @ 7.0% cap · market cap 3.97%
Theoretical Best
Specialty Retail
$1.88M
$1.65M – $2.20M
NOI $131,917 @ 7.0% cap · market cap 7.54%
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
3,937
Businesses Nearby
Explore this area
Business Placement
Demographics for 11234, NY
92,133
Population
35,167
Households
2.6
Avg Household Size
41
Median Age
39%
College-Educated
89%
High-School Grad
7.4 sq mi
ZIP Area
12,450
Density / Sq Mi
$94,434
Median Household Income
$55,206
Median Earnings
$1,771
Median Rent
$746,800
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 - Two-family residence with custom kitchen, pool, cabana, and private parking.
Where is this duplex located?
The property is located at 2445 East 65th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Two‑family duplex currently arranged for single‑family use; 47x100 lot with inground pool, outdoor kitchen, and cabana; Custom kitchen with oversized island seating for 6
