Two-Floor Duplex with Medical
For Sale
$1,899,000
348 86th Street, Brooklyn, NY 11209
MULTI_FAMILY - Brooklyn, NY
Property Size2,875 SF
Lot Size0.04 Acres
Price / SF$660.52
Days on Market116
Property Features for 348 86th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5B
Bedrooms
6
Bathrooms
5
Full bathrooms
2
Half bathrooms
3
Rooms
Bedroom 3, Bathroom 1, Bedroom 5, Bathroom 2, Bathroom 5, Bathroom 3, Bedroom 4, Bedroom 1, Bedroom 2, Bedroom 6, Bathroom 4
Interior features
A/C Unit - Wall, Laundry Area
Basement
Finished
Subdivision
Bay Ridge
Standard status
Active
Size
2,875 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
13042
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Flooring type
Tile, Hardwood, Ceramic
Building materials
Brick
Roof type
Flat
Listing Agency:
RE/MAX Real Estate Professiona
(718) 532-2000
Listed By:
Billy Apter · License #BEA5721
(718) 532-2000
Added: Apr 28
Changed: Aug 5
Last Checked: Aug 21 at 10:06PM
MLS# 500648
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 duplex zoned R5B featuring a ground-floor medical office and two separately served apartments. The property is reported as completely renovated from top to bottom, including new electric and plumbing, with new kitchens and bathrooms throughout. The medical office level includes two exits at the front and back, and is heated and cooled with wall split-unit systems. Rear parking is provided for two cars.
The first-floor apartment has three bedrooms and 1.5 bathrooms, with stainless steel appliances, a laundry area, and split units for heating and cooling. The second-floor apartment has three bedrooms and 1.5 bathrooms, with an open-space living and kitchen layout, stainless steel appliances, hardwood floors, a skylight, and a balcony.
Construction is brick with a flat roof, and the property was built in 1925. Utilities are described as separate for each unit, with separate gas boilers for separate heating for each apartment. Lot size is 0.044 acres, and total property size is 2,875 square feet.
The first-floor apartment has three bedrooms and 1.5 bathrooms, with stainless steel appliances, a laundry area, and split units for heating and cooling. The second-floor apartment has three bedrooms and 1.5 bathrooms, with an open-space living and kitchen layout, stainless steel appliances, hardwood floors, a skylight, and a balcony.
Construction is brick with a flat roof, and the property was built in 1925. Utilities are described as separate for each unit, with separate gas boilers for separate heating for each apartment. Lot size is 0.044 acres, and total property size is 2,875 square feet.
Key Highlights
- Ground‑floor medical office with two exits (front and back)
- Rear parking for two cars
- First‑floor unit: three bedrooms and 1.5 baths plus laundry and stainless appliances
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
$100,687
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
5.30%
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%
$2,013,740
$2.0M
Cap Rate 7%
$1,438,386
$1.4M
Cap Rate 9%
$1,118,744
$1.1M
Market Conditions
NOI Build-Up for 2,875 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
$146.6K $51.00/SF
− Vacancy
−$2.8K −$0.97/SF
EGI
$143.8K $50.03/SF
− OpEx
−$43.2K −$15.01/SF
NOI
$100.7K $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%
$2,013,740
Cap Rate 7%
$1,438,386
Cap Rate 9%
$1,118,744
Alternative Uses
Best Use
Multifamily LT 5
$1.44M
$1.26M – $1.68M
NOI $100,687 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$1.25M
$1.10M – $1.46M
NOI $87,771 @ 7.0% cap · market cap 4.62%
Theoretical Best
Specialty Retail
$2.38M
$2.08M – $2.78M
NOI $166,635 @ 7.0% cap · market cap 8.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4,685
Businesses Nearby
Explore this area
Business Placement
Demographics for 11209, NY
73,239
Population
33,286
Households
2.2
Avg Household Size
40
Median Age
53%
College-Educated
90%
High-School Grad
2.1 sq mi
ZIP Area
34,876
Density / Sq Mi
$92,656
Median Household Income
$62,455
Median Earnings
$1,857
Median Rent
$905,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Brick duplex zoned R5B with a renovated ground-floor medical office plus two apartments and rear parking for two cars.
Where is this duplex located?
The property is located at 348 86th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,899,000.
What are key features of this property?
This property features: Ground‑floor medical office with two exits (front and back); Rear parking for two cars; First‑floor unit: three bedrooms and 1.5 baths plus laundry and stainless appliances
