Single-Family Home with Side
For Sale
$745,000
Pending
105 Tompkins Circle, Staten Island, NY 10301
SINGLE_FAMILY - Staten Island, NY
Property Size1,800 SF
Lot Size0.08 Acres
Days on Market149
Property Features for 105 Tompkins Circle
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
4
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 2, Bedroom 3, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bathroom 1
Parking features
Garage, Assigned
Patio and Porch features
Patio
Interior features
Walk-In Closet(s), Central Vacuum
Exterior features
Balcony
Fencing
Fenced
Basement
Finished, Full
Appliances
Dryer, Refrigerator, Washer
Lot features
Front Yard
View
Water
Subdivision
Ward Hill
Standard status
Pending
Size
1,800 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
5763
Utilities
Sewer type
Private Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1988
Floors in Building
3
Building materials
Aluminum Siding
Listing Agency:
Keller Williams Realty Staten Island
(718) 766-7159
Listed By:
Song Song Luo
(347) 552-2687
Added: Apr 15
Changed: Aug 3
Last Checked: Sep 10 at 5:06AM
MLS# 2602027
Copyright © 2026 Staten Island Board of Realtors. 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 well-maintained single-family home features an open first-floor layout with high ceilings, big windows, and a kitchen and family room filled with natural light. The main level also includes a built-in one-car garage and a half bath, along with a balcony. Upstairs, bamboo steps lead to two bedrooms, a full bathroom, two balconies, and a laundry room conveniently located next to the bedrooms.
The master suite includes a full bathroom and a recreation balcony. The lower level provides a well-appointed studio with a full bathroom, kitchen, and its own side entrance, supporting flexible use for extended living or guests.
Outside, the backyard is described as maintenance-free and includes a tree-lined wood deck for outdoor entertaining.
The master suite includes a full bathroom and a recreation balcony. The lower level provides a well-appointed studio with a full bathroom, kitchen, and its own side entrance, supporting flexible use for extended living or guests.
Outside, the backyard is described as maintenance-free and includes a tree-lined wood deck for outdoor entertaining.
Key Highlights
- Single‑family home built in 1988 with central air and forced‑air natural gas heating
- Interior features include walk‑in closets and a central vacuum system
- Open floor plan with high ceilings; large windows in the kitchen and family room
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
$39,917
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
5.36%
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%
$798,340
$798.3K
Cap Rate 7%
$570,243
$570.2K
Cap Rate 9%
$443,522
$443.5K
Market Conditions
NOI Build-Up for 1,800 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
$75.6K $42.00/SF
− Vacancy
−$3.0K −$1.68/SF
EGI
$72.6K $40.32/SF
− OpEx
−$32.7K −$18.14/SF
NOI
$39.9K $22.18/SF
Area
Staten Island, NY
Vacancy
4.00%
Lease Rate
$42.00 /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%
$798,340
Cap Rate 7%
$570,243
Cap Rate 9%
$443,522
Alternative Uses
Best Use
Apartment 5plus
$570.2K
$499.0K – $665.3K
NOI $39,917 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$858.9K
$751.5K – $1.00M
NOI $60,120 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,839
Businesses Nearby
Explore this area
Business Placement
Demographics for 10301, NY
41,474
Population
16,631
Households
2.5
Avg Household Size
40
Median Age
38%
College-Educated
88%
High-School Grad
3.8 sq mi
ZIP Area
10,914
Density / Sq Mi
$84,937
Median Household Income
$50,140
Median Earnings
$1,697
Median Rent
$657,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Single family property - Single-family residence with an open main level, balconies, and a lower-level studio featuring its own side entrance.
Where is this single family property located?
The property is located at 105 Tompkins Circle Staten Island, NY.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: Single‑family home built in 1988 with central air and forced‑air natural gas heating; Interior features include walk‑in closets and a central vacuum system; Open floor plan with high ceilings; large windows in the kitchen and family room
