Two-Family Home with Detached
For Sale
$1,388,000
9518 Fort Hamilton Parkway, Brooklyn, NY 11209
MULTI_FAMILY - Brooklyn, NY
Property Size2,036 SF
Lot Size0.07 Acres
Price / SF$681.73
Days on Market157
Property Features for 9518 Fort Hamilton Parkway
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R5B
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 4, Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 6, Bedroom 3, Bedroom 5, Bedroom 1
Parking features
Garage - Detached
Interior features
Refrigerator, Stove
Basement
Finished, Full
Subdivision
Bay Ridge
Standard status
Active
Size
2,036 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
9793
Amenities
backyard
Building Details
Year built
1901
Floors in Building
2
Number of units
2
Flooring type
Hardwood
Building materials
Wood Frame
Listing Agency:
RE/MAX Real Estate Professiona
(718) 532-2000
Listed By:
Billy Apter · License #BEA5721
(718) 532-2000
Added: Mar 10
Changed: Aug 5
Last Checked: Aug 13 at 11:06AM
MLS# 499416
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.
Fully detached two-family home featuring an over-under layout: the second floor offers 6 rooms with 3 bedrooms, and the first floor offers 6 rooms with 3 bedrooms. A full finished basement includes a separate entrance, adding flexible living or rental-use space. The property also has a big backyard and is situated on an extra-large 27x112 lot.
Additional property features include a detached 2-car garage with 5-car parking, wood frame construction, and hardwood flooring. Interior includes a refrigerator and stove. Built in 1901, the home totals 2,036 square feet and is zoned R5B.
Additional property features include a detached 2-car garage with 5-car parking, wood frame construction, and hardwood flooring. Interior includes a refrigerator and stove. Built in 1901, the home totals 2,036 square feet and is zoned R5B.
Key Highlights
- Over‑under two‑family layout: 6 rooms/3 bedrooms upstairs and 6 rooms/3 bedrooms downstairs
- Full finished basement with separate entrance
- Extra‑large 27x112 lot with big backyard
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
$71,304
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
5.14%
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%
$1,426,080
$1.4M
Cap Rate 7%
$1,018,629
$1.0M
Cap Rate 9%
$792,267
$792.3K
Market Conditions
NOI Build-Up for 2,036 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
$103.8K $51.00/SF
− Vacancy
−$2.0K −$0.97/SF
EGI
$101.9K $50.03/SF
− OpEx
−$30.6K −$15.01/SF
NOI
$71.3K $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%
$1,426,080
Cap Rate 7%
$1,018,629
Cap Rate 9%
$792,267
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$891.3K – $1.19M
NOI $71,304 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$888.0K
$777.0K – $1.04M
NOI $62,157 @ 7.0% cap · market cap 4.48%
Theoretical Best
Specialty Retail
$1.69M
$1.48M – $1.97M
NOI $118,007 @ 7.0% cap · market cap 8.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,611
Businesses Nearby
Explore this area
Business Placement
Demographics for 11209, NY
73,239
Population
33,286
Households
2.2
Avg Household Size
40
Median Age
53%
College-Educated
90%
High-School Grad
2.1 sq mi
ZIP Area
34,876
Density / Sq Mi
$92,656
Median Household Income
$62,455
Median Earnings
$1,857
Median Rent
$905,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Fully detached two-family home in R5B zoning with a detached two-car garage and separate-entry finished basement.
Where is this duplex located?
The property is located at 9518 Fort Hamilton Parkway Brooklyn, NY.
What is the asking price?
The asking price for this property is $1,388,000.
What are key features of this property?
This property features: Over‑under two‑family layout: 6 rooms/3 bedrooms upstairs and 6 rooms/3 bedrooms downstairs; Full finished basement with separate entrance; Extra‑large 27x112 lot with big backyard
