Detached Brick
For Sale
$1,300,000
648 E 93rd Street, Brooklyn, NY 11236
Residential Income, Brooklyn, NY
Property Size2,280 SF
Lot Size0.00 Acres
Price / SF$570.18
Days on Market29
Property Features for 648 E 93rd Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
7
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 4, Bedroom 2, Basement, Bedroom 7, Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 5, Bathroom 3, Bedroom 6
Parking
3
Parking features
Driveway, Garage, Open, Oversize
Interior features
First Floor Bedroom, First Floor Full Bath
Exterior features
Balcony, Garden
Fencing
Fenced
Basement
Full, Finished
Lot features
Back Yard, Near Public Transit, Near School, Paved, Private
Elementary school
Ps 233 Langston Hughes
Middle school
Is 285 Meyer Levin
High school
Kurt Hahn Expeditionary Lrning Sch
Elementary school district
Brooklyn 18
Middle school district
Brooklyn 18
High school district
Brooklyn 18
Directions
WAZE
Standard status
Active
APN
04752-0057
Lot size
0.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6483
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas, Baseboard, Energy Star Qualified Equipment (Heating)
Cooling system
ENERGY STAR Qualified Equipment, Electric, Ductless
Water source
Public
Amenities
private backyard and garden
terrace
in-unit washer and dryer
Building Details
Year built
1955
Number of units
2
Flooring type
Hardwood
Building materials
Brick, Energy Star
Listing Agency:
Exit Realty First Choice
(718) 380-2500
Listed By:
Steven S. Benshabat
(718) 807-5246
Added: Aug 13
Changed: Sep 2
Last Checked: Sep 10 at 5:06PM
MLS# 1039650
Copyright © 2026 OneKey MLS. 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 detached two-family brick residence at 648 E 93rd Street includes two distinct living configurations. The ground-level walk-in unit contains 2 bedrooms, 1 full bathroom, an open living and kitchen area, stainless steel appliances, and an in-unit washer and dryer. It also opens to a paved private backyard and garden.
The upper duplex provides 5 bedrooms and 2 full bathrooms, along with a living room, dining area, eat-in kitchen, quartz countertops, stainless steel appliances, laundry, and a large terrace. Hardwood flooring, generous windows, and a full below-grade basement add to the physical layout. A garage and two-car private driveway provide on-site parking. Built in 1955, the property is zoned R5 and served by public water and public sewer in Brooklyn's East Flatbush section.
The upper duplex provides 5 bedrooms and 2 full bathrooms, along with a living room, dining area, eat-in kitchen, quartz countertops, stainless steel appliances, laundry, and a large terrace. Hardwood flooring, generous windows, and a full below-grade basement add to the physical layout. A garage and two-car private driveway provide on-site parking. Built in 1955, the property is zoned R5 and served by public water and public sewer in Brooklyn's East Flatbush section.
Key Highlights
- Detached brick two‑family property with 7 bedrooms and 3 full bathrooms
- Ground‑level unit offers 2 bedrooms, 1 full bathroom, laundry, and backyard access
- Upper duplex includes 5 bedrooms, 2 full bathrooms, and a large terrace
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
$79,849
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
6.14%
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%
$1,596,980
$1.6M
Cap Rate 7%
$1,140,700
$1.1M
Cap Rate 9%
$887,211
$887.2K
Market Conditions
NOI Build-Up for 2,280 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
$116.3K $51.00/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$114.1K $50.03/SF
− OpEx
−$34.2K −$15.01/SF
NOI
$79.8K $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%
$1,596,980
Cap Rate 7%
$1,140,700
Cap Rate 9%
$887,211
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$998.1K – $1.33M
NOI $79,849 @ 7.0% cap · market cap 6.14%
Second Best
Apartment 5plus
$994.4K
$870.1K – $1.16M
NOI $69,606 @ 7.0% cap · market cap 5.35%
Theoretical Best
Specialty Retail
$1.89M
$1.65M – $2.20M
NOI $132,149 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,711
Businesses Nearby
Explore this area
Business Placement
Demographics for 11236, NY
100,687
Population
37,002
Households
2.7
Avg Household Size
40
Median Age
28%
College-Educated
88%
High-School Grad
3.6 sq mi
ZIP Area
27,969
Density / Sq Mi
$82,813
Median Household Income
$50,244
Median Earnings
$1,637
Median Rent
$710,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate living arrangements include a garden-level residence, upper-level duplex, private outdoor space, and on-site parking.
Where is this duplex located?
The property is located at 648 E 93rd Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Detached brick two‑family property with 7 bedrooms and 3 full bathrooms; Ground‑level unit offers 2 bedrooms, 1 full bathroom, laundry, and backyard access; Upper duplex includes 5 bedrooms, 2 full bathrooms, and a large terrace
