Brick Two-Family
New
For Sale
$1,168,000
91-14 86th Drive, Woodhaven, NY 11421
Each level includes three bedrooms, a full bath, kitchen, and living room, with backyard access from the lower level.
Property Size2,080 SF
Lot Size0.05 Acres
Price / SF$561.54
Days on Market4
Property Features for 91-14 86th Drive
General Information
Standard status
Active
Size
2,080 SF
Lot size
0.05 Acres
Property subtype
Duplex
Zoning
R3-1
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,295
Building Details
Building Size
2,080 SF
Year Built
1915
Buildings
1
Construction
brick
Listing Agency:
Homix Realty Inc
(516) 888-6000
Listed By:
Si Zhang
Source:
Cbwarburg
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 8:27AM
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 Homix Realty Inc
Investment Insights
Based on property information with market context.
Built in 1915, this brick two-family residence contains approximately 2,080 square feet on an approximately 20 X 100 lot, with an approximately 20 X 52 building footprint. The first and second floors offer matching three-bedroom layouts with one full bathroom, a kitchen, and a living room. The lower level is a full basement with an additional full bathroom, open space, and its own front entrance. Direct backyard access is available from the first-floor rear entrance. The property is zoned R3-1.
The residence is near public transportation serving the J and Z subway lines, with roadway connections to the Jackie Robinson Parkway and Belt Parkway. JFK and LaGuardia Airports are approximately a 15-20 minute drive away, depending on traffic. Area services include supermarkets, restaurants, coffee shops, gyms, parks, and other neighborhood businesses.
The residence is near public transportation serving the J and Z subway lines, with roadway connections to the Jackie Robinson Parkway and Belt Parkway. JFK and LaGuardia Airports are approximately a 15-20 minute drive away, depending on traffic. Area services include supermarkets, restaurants, coffee shops, gyms, parks, and other neighborhood businesses.
Key Highlights
- Two‑family brick residence built in 1915
- Approximately 2,080 square feet on an approximately 20 X 100 lot
- Approximately 20 X 52 building footprint with R3‑1 zoning
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
$50,844
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
4.35%
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%
$1,016,880
$1.0M
Cap Rate 7%
$726,343
$726.3K
Cap Rate 9%
$564,933
$564.9K
Market Conditions
NOI Build-Up for 2,080 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
$96.1K $46.20/SF
− Vacancy
−$3.7K −$1.76/SF
EGI
$92.4K $44.44/SF
− OpEx
−$41.6K −$20.00/SF
NOI
$50.8K $24.44/SF
Area
Queens County, NY
Vacancy
3.80%
Lease Rate
$46.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,016,880
Cap Rate 7%
$726,343
Cap Rate 9%
$564,933
Alternative Uses
Best Use
Apartment 5plus
$726.3K
$635.6K – $847.4K
NOI $50,844 @ 7.0% cap · market cap 4.35%
Second Best
Multifamily LT 5
$491.8K
$430.3K – $573.8K
NOI $34,427 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$1.53M
$1.34M – $1.79M
NOI $107,338 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,153
Businesses Nearby
Explore this area
Business Placement
Demographics for 11421, NY
42,586
Population
12,776
Households
3.3
Avg Household Size
38
Median Age
26%
College-Educated
79%
High-School Grad
1.3 sq mi
ZIP Area
32,758
Density / Sq Mi
$89,439
Median Household Income
$40,934
Median Earnings
$1,901
Median Rent
$682,800
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 - Each level includes three bedrooms, a full bath, kitchen, and living room, with backyard access from the lower level.
Where is this duplex located?
The property is located at 91-14 86th Drive Woodhaven, NY.
What is the asking price?
The asking price for this property is $1,168,000.
What are key features of this property?
This property features: Two‑family brick residence built in 1915; Approximately 2,080 square feet on an approximately 20 X 100 lot; Approximately 20 X 52 building footprint with R3‑1 zoning
