Mixed-Use Duplex With
For Sale
$1,380,000
8421 7th Avenue, Brooklyn, NY 11228
Residential Income, Brooklyn, NY
Property Size2,470 SF
Lot Size0.04 Acres
Price / SF$558.70
Days on Market122
Property Features for 8421 7th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 4, Basement, Bedroom 2, Bedroom 1
Parking features
On Street
Basement
Finished, Full
Elementary school
Ps 127 Mckinley Park
Middle school
Call Listing Agent
High school
Contact Agent
Elementary school district
Brooklyn 20
Middle school district
Contact Agent
High school district
Contact Agent
Standard status
Active
APN
06029-0003
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9774
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Baseboard
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1926
Number of units
2
Building materials
Brick
Listing Agency:
Prospes Real Estate Corp
(718) 321-2800
Listed By:
Huanyan Li
(347) 885-8668
Added: Apr 27
Changed: Aug 20
Last Checked: Aug 26 at 12:06PM
MLS# 990613
Copyright © 2026 OneKey MLS. 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 1926 brick duplex combines commercial and residential components in a two-level configuration. The first floor includes a storefront and full basement, with access to a private backyard. Upstairs, the residential unit contains four bedrooms, two bathrooms, a large living room, and an oversized balcony. Interior area is approximately 2,470 square feet, situated on a 0.0385-acre lot measuring about 19.42 by 86.08 feet.
The property is located at 8421 7th Avenue near 86th Street in Brooklyn, within an established commercial corridor with dining, shopping, and daily services nearby. Zoning is R5B / C2-3. The building has public water and public sewer service, baseboard heating, wall/window and window-unit cooling, and on-street parking.
The property is located at 8421 7th Avenue near 86th Street in Brooklyn, within an established commercial corridor with dining, shopping, and daily services nearby. Zoning is R5B / C2-3. The building has public water and public sewer service, baseboard heating, wall/window and window-unit cooling, and on-street parking.
Key Highlights
- Ground‑floor storefront with full basement and private backyard access
- Four‑bedroom, two‑bath residential unit on the second floor
- Approximately 2,470 square feet of interior area
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
$118,448
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
8.58%
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%
$2,368,960
$2.4M
Cap Rate 7%
$1,692,114
$1.7M
Cap Rate 9%
$1,316,089
$1.3M
Market Conditions
NOI Build-Up for 2,470 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
$192.1K $77.76/SF
− Vacancy
−$22.9K −$9.25/SF
EGI
$169.2K $68.51/SF
− OpEx
−$50.8K −$20.55/SF
NOI
$118.4K $47.95/SF
Area
Brooklyn, NY
Vacancy
11.90%
Lease Rate
$77.76 /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%
$2,368,960
Cap Rate 7%
$1,692,114
Cap Rate 9%
$1,316,089
Alternative Uses
Best Use
Retail
$1.69M
$1.48M – $1.97M
NOI $118,448 @ 7.0% cap · market cap 8.58%
Second Best
Mixed Use
$1.28M
$1.12M – $1.49M
NOI $89,661 @ 7.0% cap · market cap 6.50%
Theoretical Best
Specialty Retail
$2.05M
$1.79M – $2.39M
NOI $143,161 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level property combining a ground-floor commercial space with a four-bedroom residential unit and private outdoor areas.
Where is this duplex located?
The property is located at 8421 7th Avenue Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: Ground‑floor storefront with full basement and private backyard access; Four‑bedroom, two‑bath residential unit on the second floor; Approximately 2,470 square feet of interior area
