Two-Family Brick Home with
For Sale
$2,200,000
Pending
766 45th St, Brooklyn, NY 11220
Versatile two-unit brick residence with a full finished basement and private driveway parking.
Property Size2,288 SF
Lot Size0.05 Acres
Days on Market107
Property Features for 766 45th St
General Information
Standard status
Pending
Size
2,288 SF
Total Parking Spaces
1
Lot size
0.05 Acres
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,666
Building Details
Building Size
2,288 SF
Year Built
1925
Stories
2
Tenancy
Multi
Listing Agency:
Tiger Realty
Listed By:
Yan Mei (Jamie) Zheng
(917) 708-9966
Source:
Elliman
Added: Jun 3
Changed: Sep 7
Last Checked: Sep 16 at 6:40PM
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 Tiger Realty
Investment Insights
Based on property information with market context.
A well-maintained two-family brick home at 766 45th St offers flexible living and income potential. The property sits on a 20-by-100 lot with a 20-by-64 building. The first-floor unit features three bedrooms and two bathrooms, complemented by a full finished basement with a separate entrance. The basement includes three finished rooms and one full bath, with front and rear sections that can support a variety of uses such as recreation, storage, a home office, or a gym.
The second-floor unit provides four bedrooms and two bathrooms, giving the home an adaptable layout for different household needs. Outside, there is an extra-deep backyard suited to outdoor entertaining, gardening, or relaxation. A private driveway provides one parking space, adding convenience for day-to-day use.
This property is particularly well-suited for an owner-occupant seeking separate living space, while also allowing the option to rent the second unit. For investors or buyers looking for a multi-family setup, the combination of two separate floors and a finished basement with its own entrance supports multiple configurations and practical flexibility.
The second-floor unit provides four bedrooms and two bathrooms, giving the home an adaptable layout for different household needs. Outside, there is an extra-deep backyard suited to outdoor entertaining, gardening, or relaxation. A private driveway provides one parking space, adding convenience for day-to-day use.
This property is particularly well-suited for an owner-occupant seeking separate living space, while also allowing the option to rent the second unit. For investors or buyers looking for a multi-family setup, the combination of two separate floors and a finished basement with its own entrance supports multiple configurations and practical flexibility.
Key Highlights
- Two‑family brick home built in 1925 with 1 parking space via a private driveway
- 20x100 lot with a 20x64 building and extra‑deep backyard for outdoor space
- 1st floor: 3 bedrooms, 2 bathrooms with a separate, full finished 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
$68,124
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
3.10%
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%
$1,362,480
$1.4M
Cap Rate 7%
$973,200
$973.2K
Cap Rate 9%
$756,933
$756.9K
Market Conditions
NOI Build-Up for 2,288 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
$101.6K $44.40/SF
− Vacancy
−$4.3K −$1.86/SF
EGI
$97.3K $42.54/SF
− OpEx
−$29.2K −$12.76/SF
NOI
$68.1K $29.77/SF
Area
ZIP 11220
Vacancy
4.20%
Lease Rate
$44.40 /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%
$1,362,480
Cap Rate 7%
$973,200
Cap Rate 9%
$756,933
Alternative Uses
Best Use
Multifamily LT 5
$973.2K
$851.6K – $1.14M
NOI $68,124 @ 7.0% cap · market cap 3.10%
Second Best
Apartment 5plus
$871.6K
$762.7K – $1.02M
NOI $61,013 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,828 @ 7.0% cap · market cap 4.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6,194
Businesses Nearby
Explore this area
Business Placement
Demographics for 11220, NY
105,797
Population
30,897
Households
3.4
Avg Household Size
35
Median Age
25%
College-Educated
62%
High-School Grad
1.7 sq mi
ZIP Area
62,234
Density / Sq Mi
$64,201
Median Household Income
$31,489
Median Earnings
$1,688
Median Rent
$1,021,200
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 - Versatile two-unit brick residence with a full finished basement and private driveway parking.
Where is this duplex located?
The property is located at 766 45th St Brooklyn, NY.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Two‑family brick home built in 1925 with 1 parking space via a private driveway; 20x100 lot with a 20x64 building and extra‑deep backyard for outdoor space; 1st floor: 3 bedrooms, 2 bathrooms with a separate, full finished basement
