All-Brick Duplex
For Sale
$3,780,000
705 86th Street, Brooklyn, NY 11228
MULTI_FAMILY - Brooklyn, NY
Property Size12,000 SF
Lot Size0.12 Acres
Price / SF$304.86
Days on Market286
Property Features for 705 86th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
C4
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 4, Bathroom 3, Bathroom 4, Bedroom 1, Bathroom 2, Bedroom 2
Parking features
On Street
Basement
Finished, Full
Subdivision
Dyker Heights
Standard status
Active
APN
06037-0065
Size
12,399 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
53901
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Building Details
Year built
1994
Floors in Building
3
Number of units
2
Building materials
Brick, Stucco
Listing Agency:
Homes R Us Realty of NY, Inc.
(718) 668-2550
Listed By:
Svetlana Noll · License #10301222590
(929) 433-9563
Added: Nov 3, 2025
Changed: Aug 2
Last Checked: Aug 16 at 4:06PM
MLS# 2506483
Copyright © 2026 Staten Island Board of Realtors. 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.
Duplex/mixed-use building featuring brick and stucco construction and a total size of 12,399 SF on a 0.118-acre lot. Built in 1994, the property includes six office suites along with two spacious 2-bedroom residential units. Heating is provided by forced air systems using natural gas.
The building is sewered by public sewer and offers on-street parking. The property is zoned C4.
With office and residential components in one structure, the layout supports multiple day-to-day occupancy needs while keeping the focus on a single owner’s control of the building’s combined income-producing space.
The building is sewered by public sewer and offers on-street parking. The property is zoned C4.
With office and residential components in one structure, the layout supports multiple day-to-day occupancy needs while keeping the focus on a single owner’s control of the building’s combined income-producing space.
Key Highlights
- All‑brick mixed‑use building measuring 54 x 76
- 12,399 SF total building size
- Two 2‑bedroom residential units
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
$309,330
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
8.18%
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%
$6,186,600
$6.2M
Cap Rate 7%
$4,419,000
$4.4M
Cap Rate 9%
$3,437,000
$3.4M
Market Conditions
NOI Build-Up for 12,399 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
$535.6K $43.20/SF
− Vacancy
−$123.2K −$9.94/SF
EGI
$412.4K $33.26/SF
− OpEx
−$103.1K −$8.32/SF
NOI
$309.3K $24.95/SF
Area
Brooklyn, NY
Vacancy
23.00%
Lease Rate
$43.20 /SF/Yr
Expense Ratio
25.00%
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%
$6,186,600
Cap Rate 7%
$4,419,000
Cap Rate 9%
$3,437,000
Alternative Uses
Best Use
Multifamily LT 5
$6.20M
$5.43M – $7.24M
NOI $434,234 @ 7.0% cap · market cap 11.49%
Second Best
Apartment 5plus
$5.41M
$4.73M – $6.31M
NOI $378,529 @ 7.0% cap · market cap 10.01%
Theoretical Best
Specialty Retail
$10.27M
$8.98M – $11.98M
NOI $718,646 @ 7.0% cap · market cap 19.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,416
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - C4-zoned duplex with six office suites, two 2-bedroom residential units, and forced-air natural gas heat
Where is this duplex located?
The property is located at 705 86th Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $3,780,000.
What are key features of this property?
This property features: All‑brick mixed‑use building measuring 54 x 76; 12,399 SF total building size; Two 2‑bedroom residential units
