Brick Two-Family
For Sale
$960,000
409 92nd Street, Brooklyn, NY 11209
MULTI_FAMILY - Brooklyn, NY
Property Size1,760 SF
Lot Size0.03 Acres
Price / SF$545.45
Days on Market805
Property Features for 409 92nd Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
C8-2
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 3, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2
Basement
Full, Finished
Subdivision
Bay Ridge
Standard status
Active
Size
1,760 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
6588
Building Details
Number of units
2
Building materials
Brick
Roof type
Flat
Listing Agency:
Ben Bay Realty Co of Bay Ridge
(718) 238-6080
Listed By:
Charles A. Fabbella
(718) 238-6080
Added: Jun 1, 2024
Changed: Aug 3
Last Checked: Aug 14 at 1:06AM
MLS# 483535
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 two-family duplex with finished basement space. The building is described as 20 x 40, set on a 20 x 75 lot. Roof is flat and construction materials include brick. The property is listed in C8-2 zoning and includes three bedrooms and three bathrooms based on the room and bathroom counts provided.
The home is expected to be vacant at closing, and the transaction is offered as an AS-IS deal. The property is identified at 409 92nd Street, Brooklyn, NY 11209, in Kings (Brooklyn) County.
For prospective owners and occupiers, the layout supports a two-family configuration, with additional finished basement space that can add usable area for storage, recreation, or flexible household needs, subject to tenant or occupant use and applicable requirements.
The home is expected to be vacant at closing, and the transaction is offered as an AS-IS deal. The property is identified at 409 92nd Street, Brooklyn, NY 11209, in Kings (Brooklyn) County.
For prospective owners and occupiers, the layout supports a two-family configuration, with additional finished basement space that can add usable area for storage, recreation, or flexible household needs, subject to tenant or occupant use and applicable requirements.
Key Highlights
- C8‑2 zoning duplex in Brooklyn
- Brick construction with flat roof
- Finished basement included
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
$61,638
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
6.42%
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%
$1,232,760
$1.2M
Cap Rate 7%
$880,543
$880.5K
Cap Rate 9%
$684,867
$684.9K
Market Conditions
NOI Build-Up for 1,760 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
$89.8K $51.00/SF
− Vacancy
−$1.7K −$0.97/SF
EGI
$88.1K $50.03/SF
− OpEx
−$26.4K −$15.01/SF
NOI
$61.6K $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%
$1,232,760
Cap Rate 7%
$880,543
Cap Rate 9%
$684,867
Alternative Uses
Best Use
Multifamily LT 5
$880.5K
$770.5K – $1.03M
NOI $61,638 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$767.6K
$671.6K – $895.5K
NOI $53,731 @ 7.0% cap · market cap 5.60%
Theoretical Best
Specialty Retail
$1.46M
$1.28M – $1.70M
NOI $102,010 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,668
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Brick two-family duplex with a finished basement and C8-2 zoning in Brooklyn.
Where is this duplex located?
The property is located at 409 92nd Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $960,000.
What are key features of this property?
This property features: C8‑2 zoning duplex in Brooklyn; Brick construction with flat roof; Finished basement included
