Spacious Brick Two-Family
For Sale
$2,188,000
7109 10th Avenue, Brooklyn, NY 11228
Two-family home in Dyker Heights with parking and customization potential.
Property Size2,900 SF
Days on Market154
Property Features for 7109 10th Avenue
General Information
Standard status
Active
Size
2,900 SF
Property subtype
Multi Family Home
Zoning
R5
Building Details
Building Size
2,900 SF
Year Built
1965
Stories
3
Listing Agency:
Kirin Real Estate LLC
Listed By:
Allen Z. Luo · License #10491214007
(929) 460-0008
Source:
Kirinny
Added: Apr 9
Changed: Sep 8
Last Checked: Sep 8 at 7:23AM
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 Kirin Real Estate LLC
Investment Insights
Based on property information with market context.
This brick two-family home in Dyker Heights offers space and flexibility. The first floor includes a built-in garage, a three-room setup, a full bath, and direct access to a private backyard. The upper levels are configured as a four-bedroom, two-bath duplex, featuring an oversized kitchen and sliding doors that open to a rear porch. All appliances are included. The home can be converted back to its original configuration, with each floor offering two bedrooms, a full bath, kitchen, and living area. The original plumbing remains intact behind the walls. Additional features include gas heat and hot water, split-unit air conditioning, and custom details. The property has a private drive with parking for up to four cars. The location is considered very walkable with a walk score of 85, bikeable with a bike score of 59, and has excellent transit with a transit score of 73. This property offers customization or investment potential.
Key Highlights
- Extra wide two‑family brick home in desirable Dyker Heights.
- Private drive with parking for up to four cars.
- Flexible layout easily convertible back to original two‑bedroom apartments on each floor.
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
$101,563
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
4.64%
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%
$2,031,260
$2.0M
Cap Rate 7%
$1,450,900
$1.5M
Cap Rate 9%
$1,128,478
$1.1M
Market Conditions
NOI Build-Up for 2,900 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
$147.9K $51.00/SF
− Vacancy
−$2.8K −$0.97/SF
EGI
$145.1K $50.03/SF
− OpEx
−$43.5K −$15.01/SF
NOI
$101.6K $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%
$2,031,260
Cap Rate 7%
$1,450,900
Cap Rate 9%
$1,128,478
Alternative Uses
Best Use
Multifamily LT 5
$1.45M
$1.27M – $1.69M
NOI $101,563 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$1.26M
$1.11M – $1.48M
NOI $88,534 @ 7.0% cap · market cap 4.05%
Theoretical Best
Specialty Retail
$2.40M
$2.10M – $2.80M
NOI $168,084 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
3,439
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 - Two-family home in Dyker Heights with parking and customization potential.
Where is this duplex located?
The property is located at 7109 10th Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,188,000.
What are key features of this property?
This property features: Extra wide two‑family brick home in desirable Dyker Heights.; Private drive with parking for up to four cars.; Flexible layout easily convertible back to original two‑bedroom apartments on each floor.
