Solar-Powered
For Sale
$919,999
649 E 86th St, Brooklyn, NY 11236
Two residential units include separate living areas, a full basement, outdoor space, and solar panels.
Property Size1,496 SF
Days on Market20
Property Features for 649 E 86th St
General Information
Standard status
Active
Size
1,496 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$7,199
Amenities
solar panels
private deck
yard
laundry
Building Details
Building Size
1,496 SF
Year Built
1935
Buildings
1
Stories
2
Listing Agency:
Excell Choice Realty
Listed By:
Jeloni Cunningham
(718) 705-4646
Source:
Elliman
Added: Aug 21
Changed: Sep 8
Last Checked: Sep 8 at 4:25AM
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 Excell Choice Realty
Investment Insights
Based on property information with market context.
Built in 1935, this two-family duplex contains distinct residential layouts across the upper and lower levels. The top unit has two bedrooms, one bathroom, and an open living, dining, and kitchen arrangement. The lower unit provides one bedroom, a dining area, and direct access to a private deck.
An interior staircase leads to a full basement with a room, bathroom, laundry setup, mechanic room, and separate outside entrance. The rear yard measures 60' x 75' and includes space for outdoor use. Solar panels are installed on the property. Located at 649 E 86th St in Brooklyn, the home has a Walk Score of 93, Transit Score of 79, and Bike Score of 58.
An interior staircase leads to a full basement with a room, bathroom, laundry setup, mechanic room, and separate outside entrance. The rear yard measures 60' x 75' and includes space for outdoor use. Solar panels are installed on the property. Located at 649 E 86th St in Brooklyn, the home has a Walk Score of 93, Transit Score of 79, and Bike Score of 58.
Key Highlights
- Two‑family duplex with a two‑bedroom upper unit and one‑bedroom lower unit
- Full basement includes a room, bathroom, laundry setup, and mechanic room
- Separate outside entrance serves the basement
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
$52,392
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
5.69%
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%
$1,047,840
$1.0M
Cap Rate 7%
$748,457
$748.5K
Cap Rate 9%
$582,133
$582.1K
Market Conditions
NOI Build-Up for 1,496 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
$76.3K $51.00/SF
− Vacancy
−$1.4K −$0.97/SF
EGI
$74.8K $50.03/SF
− OpEx
−$22.5K −$15.01/SF
NOI
$52.4K $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%
$1,047,840
Cap Rate 7%
$748,457
Cap Rate 9%
$582,133
Alternative Uses
Best Use
Multifamily LT 5
$748.5K
$654.9K – $873.2K
NOI $52,392 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$652.4K
$570.9K – $761.2K
NOI $45,671 @ 7.0% cap · market cap 4.96%
Theoretical Best
Specialty Retail
$1.24M
$1.08M – $1.45M
NOI $86,708 @ 7.0% cap · market cap 9.42%
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
4,220
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
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 residential units include separate living areas, a full basement, outdoor space, and solar panels.
Where is this duplex located?
The property is located at 649 E 86th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $919,999.
What are key features of this property?
This property features: Two‑family duplex with a two‑bedroom upper unit and one‑bedroom lower unit; Full basement includes a room, bathroom, laundry setup, and mechanic room; Separate outside entrance serves the basement
