Brick Two-Family
For Sale
$829,000
8530 Avenue B, Brooklyn, NY 11236
Separate living areas provide flexibility for extended household use and rental occupancy.
Property Size2,068 SF
Days on Market39
Property Features for 8530 Avenue B
General Information
Standard status
Active
Size
2,068 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,157
Amenities
indoor garage
private driveway
Building Details
Building Size
2,068 SF
Year Built
1950
Buildings
1
Units
2
Construction
brick
Listing Agency:
Keystone Realty USA Corp
(347) 419-5268
Listed By:
Gabriel Kashi
(347) 419-5268
Source:
Nextlevelrealestateny
Added: Jul 22
Changed: Aug 28
Last Checked: Aug 28 at 8:25PM
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 Keystone Realty USA Corp
Investment Insights
Based on property information with market context.
Built in 1950, this brick two-family property measures 22 x 47 and provides more than 2,000 square feet of living space. The main residence includes an open living and dining arrangement, a modern kitchen, two king-sized bedrooms, ample closet storage, and a tiled bathroom with both a soaking tub and rain shower. A private driveway and indoor garage add practical convenience.
The above-ground lower apartment is arranged as a one-bedroom, one-bath rental and is described as convertible to a two-bedroom layout. Separate living areas support extended-family arrangements while preserving independent household space. The property is located at 8530 Avenue B in Brooklyn’s East Flatbush area, near Ralph Avenue, Ditmas Avenue, and Remsen Avenue, with schools, shopping, restaurants, cafes, parks, and major transportation nearby.
The above-ground lower apartment is arranged as a one-bedroom, one-bath rental and is described as convertible to a two-bedroom layout. Separate living areas support extended-family arrangements while preserving independent household space. The property is located at 8530 Avenue B in Brooklyn’s East Flatbush area, near Ralph Avenue, Ditmas Avenue, and Remsen Avenue, with schools, shopping, restaurants, cafes, parks, and major transportation nearby.
Key Highlights
- Two‑family brick property built in 1950
- 22 x 47 building with more than 2,000 sq ft of living space
- Main residence includes 2 king‑sized bedrooms and an open living 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
$72,425
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
8.74%
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%
$1,448,500
$1.4M
Cap Rate 7%
$1,034,643
$1.0M
Cap Rate 9%
$804,722
$804.7K
Market Conditions
NOI Build-Up for 2,068 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
$105.5K $51.00/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$103.5K $50.03/SF
− OpEx
−$31.0K −$15.01/SF
NOI
$72.4K $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%
$1,448,500
Cap Rate 7%
$1,034,643
Cap Rate 9%
$804,722
Alternative Uses
Best Use
Multifamily LT 5
$1.03M
$905.3K – $1.21M
NOI $72,425 @ 7.0% cap · market cap 8.74%
Second Best
Apartment 5plus
$901.9K
$789.2K – $1.05M
NOI $63,134 @ 7.0% cap · market cap 7.62%
Theoretical Best
Specialty Retail
$1.71M
$1.50M – $2.00M
NOI $119,861 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,753
Businesses Nearby
Explore this area
Business Placement
Demographics for 11236, NY
100,687
Population
37,002
Households
2.7
Avg Household Size
40
Median Age
28%
College-Educated
88%
High-School Grad
3.6 sq mi
ZIP Area
27,969
Density / Sq Mi
$82,813
Median Household Income
$50,244
Median Earnings
$1,637
Median Rent
$710,300
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 - Separate living areas provide flexibility for extended household use and rental occupancy.
Where is this duplex located?
The property is located at 8530 Avenue B Brooklyn, NY.
What is the asking price?
The asking price for this property is $829,000.
What are key features of this property?
This property features: Two‑family brick property built in 1950; 22 x 47 building with more than 2,000 sq ft of living space; Main residence includes 2 king‑sized bedrooms and an open living area
