Two-Family Brick
For Sale
$1,888,000
6921 11th Avenue, Brooklyn, NY 11228
Residential, Brooklyn, NY
Property Size2,146 SF
Lot Size0.06 Acres
Price / SF$879.78
Days on Market50
Property Features for 6921 11th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5B
Bedrooms
5
Bathrooms
3
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 3, Bedroom 5, Bedroom 1, Bedroom 4, Bathroom 2, Bedroom 3
Interior features
Refrigerator, Stove
Basement
Finished, Full
Subdivision
Bensonhurst
Standard status
Active
Size
2,146 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
5174
Amenities
private driveway
private garage
large backyard
Building Details
Year built
1930
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Tile
Building materials
Brick
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Ping Chen
(917) 536-3632
Added: Jul 22
Changed: Sep 6
Last Checked: Sep 9 at 8:06PM
MLS# 503142
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 semi-attached, all-brick duplex was built in 1930 and contains 2,146 square feet on a 0.0608-acre lot. The upper apartment has three bedrooms, while the first-floor unit has two bedrooms; each provides approximately 1,100 square feet of living space. Hardwood and tile flooring, a refrigerator, and a stove are included. A finished basement adds a family room, 3/4 bathroom, and separate entrance.
The property includes a private driveway, garage, and large backyard. It is located near 11th Avenue and 69th Street, with access to the B64 bus along Bay Ridge Avenue and 69th Street and the Fort Hamilton Parkway N Train Station at 62nd Street. The property is zoned R5B and will be delivered vacant at closing.
The property includes a private driveway, garage, and large backyard. It is located near 11th Avenue and 69th Street, with access to the B64 bus along Bay Ridge Avenue and 69th Street and the Fort Hamilton Parkway N Train Station at 62nd Street. The property is zoned R5B and will be delivered vacant at closing.
Key Highlights
- Two‑family, semi‑attached all‑brick property
- Two apartments: three‑bedroom upper unit and two‑bedroom first‑floor unit
- 2,146 square feet on a 0.0608‑acre lot
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
$75,157
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
3.98%
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%
$1,503,140
$1.5M
Cap Rate 7%
$1,073,671
$1.1M
Cap Rate 9%
$835,078
$835.1K
Market Conditions
NOI Build-Up for 2,146 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
$109.4K $51.00/SF
− Vacancy
−$2.1K −$0.97/SF
EGI
$107.4K $50.03/SF
− OpEx
−$32.2K −$15.01/SF
NOI
$75.2K $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%
$1,503,140
Cap Rate 7%
$1,073,671
Cap Rate 9%
$835,078
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$939.5K – $1.25M
NOI $75,157 @ 7.0% cap · market cap 3.98%
Second Best
Apartment 5plus
$935.9K
$818.9K – $1.09M
NOI $65,515 @ 7.0% cap · market cap 3.47%
Theoretical Best
Specialty Retail
$1.78M
$1.55M – $2.07M
NOI $124,382 @ 7.0% cap · market cap 6.59%
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
3,167
Businesses Nearby
Explore this area
Business Placement
Demographics for 11228, NY
45,906
Population
16,336
Households
2.8
Avg Household Size
41
Median Age
37%
College-Educated
80%
High-School Grad
1.5 sq mi
ZIP Area
30,604
Density / Sq Mi
$80,737
Median Household Income
$47,062
Median Earnings
$1,828
Median Rent
$1,131,700
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 - Semi-attached residential income property with two apartments, a finished basement, private parking, and a backyard.
Where is this duplex located?
The property is located at 6921 11th Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,888,000.
What are key features of this property?
This property features: Two‑family, semi‑attached all‑brick property; Two apartments: three‑bedroom upper unit and two‑bedroom first‑floor unit; 2,146 square feet on a 0.0608‑acre lot
