Two 2-Family Houses on One
For Sale
$1,900,000
855 53rd Street, Brooklyn, NY 11220
MULTI_FAMILY - Brooklyn, NY
Property Size2,000 SF
Lot Size0.05 Acres
Price / SF$950
Days on Market854
Property Features for 855 53rd Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Interior features
A/C Unit - Window
Basement
Finished
Subdivision
Sunset Park
Standard status
Active
Size
2,000 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
6985
Building Details
Floors in Building
2
Number of units
2
Building materials
Wood Frame
Listing Agency:
Momentum Real Estate LLC
(718) 382-0001
Listed By:
Leo Chen
(718) 382-0001
Added: Apr 23, 2024
Changed: Jul 30
Last Checked: Aug 24 at 2:06PM
MLS# 481501
Copyright © 2026 Brooklyn New York Multiple Listing Service. 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 package deal includes two 2-family houses at 855 53rd Street, Brooklyn, NY 11220, on a combined 40’x100’ lot. The offering is R6 zoned with an FAR of 4.8, providing up to 19,200 SF of potential floor area. The structures are wood frame and include window A/C units.
The property is positioned for builders and investors seeking multifamily redevelopment or value through layout and configuration. The remarks also indicate the package is sold together with 853 53rd Street.
With a small overall footprint (0.046 acres) and two separate 2-family houses, this is a compact, lot-focused multifamily opportunity designed for buyers evaluating plans within R6 zoning parameters and the FAR cap.
The property is positioned for builders and investors seeking multifamily redevelopment or value through layout and configuration. The remarks also indicate the package is sold together with 853 53rd Street.
With a small overall footprint (0.046 acres) and two separate 2-family houses, this is a compact, lot-focused multifamily opportunity designed for buyers evaluating plans within R6 zoning parameters and the FAR cap.
Key Highlights
- Package deal includes 853 53rd Street together with 855 53rd Street, Brooklyn, NY 11220
- Two 2‑family houses on a combined 40' x 100' lot
- R6 zoning with FAR 4.8 and potential up to 19,200 SF
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
$59,549
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
3.13%
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%
$1,190,980
$1.2M
Cap Rate 7%
$850,700
$850.7K
Cap Rate 9%
$661,656
$661.7K
Market Conditions
NOI Build-Up for 2,000 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
$88.8K $44.40/SF
− Vacancy
−$3.7K −$1.86/SF
EGI
$85.1K $42.54/SF
− OpEx
−$25.5K −$12.76/SF
NOI
$59.5K $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%
$1,190,980
Cap Rate 7%
$850,700
Cap Rate 9%
$661,656
Alternative Uses
Best Use
Multifamily LT 5
$850.7K
$744.4K – $992.5K
NOI $59,549 @ 7.0% cap · market cap 3.13%
Second Best
Apartment 5plus
$761.9K
$666.7K – $888.9K
NOI $53,333 @ 7.0% cap · market cap 2.81%
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,758 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,809
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
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 2-family houses on an R6 zoned Brooklyn lot with FAR 4.8 and A/C window units.
Where is this duplex located?
The property is located at 855 53rd Street Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Package deal includes 853 53rd Street together with 855 53rd Street, Brooklyn, NY 11220; Two 2‑family houses on a combined 40' x 100' lot; R6 zoning with FAR 4.8 and potential up to 19,200 SF
