Brick Duplex With Private
For Sale
$679,000
Pending
25 Morgan Lane, Staten Island, NY 10314
Residential, Staten Island, NY
Property Size1,284 SF
Lot Size0.05 Acres
Days on Market173
Property Features for 25 Morgan Lane
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 2
Parking features
Off Street
Patio and Porch features
Patio
Fencing
Fenced
Basement
Finished, Full
Appliances
Dishwasher, Dryer, Microwave, Refrigerator, Washer
Lot features
Back Yard
Subdivision
Bulls Head
Standard status
Pending
Size
1,284 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
5546
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Building Details
Year built
1970
Floors in Building
2
Building materials
Brick
Architectural style
Colonial
Listing Agency:
Connie Profaci Realty
(718) 667-9100
Listed By:
Marion Donovan
(917) 815-6602
Added: Mar 23
Changed: Aug 27
Last Checked: Sep 11 at 6:06AM
MLS# 2601490
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 1,284-square-foot brick duplex was built in 1970 and arranged across three levels. The upper level contains 3 bedrooms and a full bath, while the lower level provides a studio-style area with a common space, built-in closets, and a spa-style bathroom. The main level includes an open living and dining area plus an updated kitchen with bay windows and sliders leading outdoors. The home includes 3 bathrooms, hardwood floors beneath carpeting upstairs, and appliances including a dishwasher, dryer, microwave, refrigerator, and washer.
Outdoor features include a fenced yard with pavers, cement blocks, decorative pebbles, grass, and a patio. A private driveway provides off-street parking for 2 cars. The property is located at 25 Morgan Lane in Staten Island, within the R3-1 zoning district, with public sewer service and forced-air natural gas heat. Parks, shopping, restaurants, transportation, houses of worship, and schools are identified in the surrounding area.
Outdoor features include a fenced yard with pavers, cement blocks, decorative pebbles, grass, and a patio. A private driveway provides off-street parking for 2 cars. The property is located at 25 Morgan Lane in Staten Island, within the R3-1 zoning district, with public sewer service and forced-air natural gas heat. Parks, shopping, restaurants, transportation, houses of worship, and schools are identified in the surrounding area.
Key Highlights
- 1,284‑square‑foot brick duplex on a 0.0492‑acre lot
- Three‑level layout with 3 bedrooms and 3 bathrooms
- Studio‑style lower level with built‑in closets and direct yard access
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
$35,021
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
5.16%
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%
$700,420
$700.4K
Cap Rate 7%
$500,300
$500.3K
Cap Rate 9%
$389,122
$389.1K
Market Conditions
NOI Build-Up for 1,284 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
$52.4K $40.80/SF
− Vacancy
−$2.4K −$1.84/SF
EGI
$50.0K $38.96/SF
− OpEx
−$15.0K −$11.69/SF
NOI
$35.0K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
Lease Rate
$40.80 /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%
$700,420
Cap Rate 7%
$500,300
Cap Rate 9%
$389,122
Alternative Uses
Best Use
Multifamily LT 5
$500.3K
$437.8K – $583.7K
NOI $35,021 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$463.9K
$405.9K – $541.2K
NOI $32,474 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$612.7K
$536.1K – $714.8K
NOI $42,886 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,036
Businesses Nearby
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Three-level brick duplex with a studio-style lower level, fenced yard, patio, and off-street parking for two cars.
Where is this duplex located?
The property is located at 25 Morgan Lane Staten Island, NY.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: 1,284‑square‑foot brick duplex on a 0.0492‑acre lot; Three‑level layout with 3 bedrooms and 3 bathrooms; Studio‑style lower level with built‑in closets and direct yard access
