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    Staten Island Commercial Building For Sale Title is generated by Realmo AI

    343 Sand Lane, Staten Island, NY 10305

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    For Sale
    $1,300,000

    Commercial Building - Staten Island, NY

    Property size:
    2,880 SF
    Price / SF:
    $451/SF
    Added:
    May 19, 2025
    Days on Market:
    368
    Last Refresh:
    May 21 at 10:06 pm

    Property Features for 343 Sand Lane

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    3122-20
    Size
    2,880 SF

    Taxes and HOA fees

    Tax Annual Amount
    26041

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    2002
    Year renovated
    2002
    Floors in Building
    2
    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Daniel Fausak
    Daniel Fausak

    Listing agent Daniel Fausak

    Listing office RED DOOR REALTY GROUP 124 Buel Ave, STATEN ISLAND, NY

    Listing date May 19, 2025

    MLS# 11500477 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two buildings on one lot: a 2,880 SF main building and an additional 800 SF building.
    • R3‑2 with C1‑2 overlay zoning allows for versatile use: community center, senior center, daycare, medical, or professional office.
    • Main building features: elevator, sprinkler system, fire alarm system, and 4 ADA‑compliant bathrooms.
    • High‑visibility corner location.
    • Minutes from Verrazano‑Narrows Bridge, Staten Island University Hospital, and South Beach Boardwalk.
    • Built in 2002 with brick construction, central air, forced air, and natural gas heating.

    Overview

    This commercial property features two buildings on a single lot. The primary two-story building offers approximately 2,880 square feet, including 4-5 large rooms and 4 ADA-compliant bathrooms. It is equipped with an elevator, sprinkler system, and fire alarm system. Zoned R3-2 with a C1-2 overlay, the building is suitable for a community center, senior center, daycare, therapy, tutoring, medical office, or professional office. The second building, approximately 800 square feet, contains 2 additional large rooms and a bathroom. This additional building provides flexibility for expansion, administrative use, or potential income generation. The property benefits from a high-visibility corner location, situated minutes from the Verrazano-Narrows Bridge, Staten Island University Hospital, and the South Beach Boardwalk.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $901.6K
    NOI $81,142 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.16M
    NOI $81,142 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.62M
    NOI $81,142 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $133.4k $46.32
    − Vacancy −$25.2k −$8.75
    EGI $108.2k $37.57
    − OpEx −$27.0k −$9.39
    NOI $81.1k $28.17
    2,880 SF · lease $46.32/SF/yr · vacancy 18.90% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $1.16M
    $1.01M – $1.35M (±1% cap)
    NOI $81,142 @ 7.0% cap · market cap 6.24%
    Second Best
    Healthcare Medical
    $763.1K
    $667.7K – $890.3K (±1% cap)
    NOI $53,416 @ 7.0% cap · market cap 4.11%
    Theoretical Best
    Office A
    $1.37M
    $1.20M – $1.60M (±1% cap)
    NOI $96,193 @ 7.0% cap · market cap 7.40%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Di A Construction Construction Company

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • P.S. 046 Albert V. Maniscalco — 41 Reid Ave, Staten Island, NY 10305
    • Classic Day Care — 241 Norway Ave, Staten Island, NY 10305
    • Little Smarties Preschool — 329 Norway Ave, Staten Island, NY 10305
    • Smiles Around Us Academy/Southfield Institute — 351 Sand Ln, Staten Island, NY 10305
    • Kinder Island — 375 Sand Ln, Staten Island, NY 10305

    Location Insight

    • Map
    • Local Demand
    City
    Staten Island
    County
    Richmond
    State
    New York
    Longitude
    -74.067258
    Latitude
    40.591285

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    FAQs

    What type of property is this?
    Day care center - Two-building commercial property ideal for community or medical use.
    Where is this day care center located?
    The property is located at 343 Sand Lane Staten Island, NY.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: Two buildings on one lot: a **2,880 SF main building and an additional 800 SF building.**; R3‑2 with C1‑2 overlay zoning allows for versatile use: community center, senior center, daycare, medical, or professional office.; Main building features: **elevator, sprinkler system, fire alarm system, and 4 ADA‑compliant bathrooms.**
    (718) 987-3667
    We can help!
    Listing Contact
    Daniel Fausak
    Daniel Fausak
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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