Two-Unit Brick
For Sale
$919,999
649 E 86th Street, Brooklyn, NY 11236
Residential, Brooklyn, NY
Property Size1,496 SF
Lot Size0.10 Acres
Price / SF$614.97
Days on Market11
Property Features for 649 E 86th Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R4-1
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 1
Interior features
Refrigerator, Stove
Basement
Full, Finished
Subdivision
Canarsie
Standard status
Active
Size
1,496 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
7199
Amenities
solar panels
laundry
yard
Building Details
Year built
1935
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Brick
Listing Agency:
Excell Choice Realty
(718) 705-4646
Listed By:
Jeloni Cunningham
(718) 705-4646
Added: Aug 19
Changed: Aug 21
Last Checked: Aug 29 at 9:06PM
MLS# 503930
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.
This 1,496-square-foot brick duplex, built in 1935, contains two residential units. The upper floor has two bedrooms, one bathroom, and an open living, dining, and kitchen arrangement. The lower unit includes one bedroom, a dining area, and direct access to a private deck. Hardwood flooring, a refrigerator, and a stove are included among the interior features.
A full basement adds a room, bathroom, laundry setup, mechanic room, and separate outside entrance. The property also includes a 60' x 75' rear yard and solar panels. Located in Brooklyn, the property is zoned R4-1 and occupies 0.1032 acres.
A full basement adds a room, bathroom, laundry setup, mechanic room, and separate outside entrance. The property also includes a 60' x 75' rear yard and solar panels. Located in Brooklyn, the property is zoned R4-1 and occupies 0.1032 acres.
Key Highlights
- Two residential units with 2‑bedroom upper and 1‑bedroom lower layouts
- 1,496 square feet on a 0.1032‑acre lot
- 60' x 75' rear yard
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
2,275
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 - Separate layouts include a two-bedroom upper unit and one-bedroom lower unit with basement access and outdoor space.
Where is this duplex located?
The property is located at 649 E 86th Street 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 residential units with 2‑bedroom upper and 1‑bedroom lower layouts; 1,496 square feet on a 0.1032‑acre lot; 60' x 75' rear yard
