Semi-Attached Duplex with Finished
For Sale
$879,999
Pending
416 Alter Avenue, Staten Island, NY 10305
Residential, Staten Island, NY
Property Size1,800 SF
Lot Size0.05 Acres
Days on Market366
Property Features for 416 Alter Avenue
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Zoning
R3-1
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 1
Parking features
Off Street
Patio and Porch features
Deck
Basement
Full, Finished
Appliances
Dishwasher, Microwave
Subdivision
Dongan Hills Colony
Standard status
Pending
APN
03377-0043
Size
1,800 SF
Lot size
0.05 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
2025
Floors in Building
3
Building materials
Aluminum Siding
Listing Agency:
Homes R Us Realty of NY, Inc.
(718) 668-2550
Listed By:
Miroslava Simanovsky · License #40SI0750581
(646) 595-8870
Added: Sep 4, 2025
Changed: Sep 1
Last Checked: Sep 4 at 12:06PM
MLS# 2505200
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 semi-attached duplex is a 1,800-square-foot residence on a 0.0459-acre lot, with construction dated 2025 and R3-1 zoning. The interior provides a combined living and dining area, three bedrooms, three bathrooms, hardwood flooring, and nine-foot ceilings. A finished basement adds usable space, a laundry area, and separate access. The kitchen includes granite countertops, a dishwasher, a microwave, and high-end appliances. Sliders connect the kitchen area to a deck and yard.
The property has aluminum siding, natural-gas forced-air heating, central air conditioning, public sewer, and a driveway accommodating one car. Schools, parks, shopping, SIM X-bus service, and the beach boardwalk are described as within walking distance. The property is located at 416 Alter Avenue, Staten Island, NY 10305.
The property has aluminum siding, natural-gas forced-air heating, central air conditioning, public sewer, and a driveway accommodating one car. Schools, parks, shopping, SIM X-bus service, and the beach boardwalk are described as within walking distance. The property is located at 416 Alter Avenue, Staten Island, NY 10305.
Key Highlights
- 1,800‑square‑foot semi‑attached duplex on a 0.0459‑acre lot
- Three bedrooms and three bathrooms with a combined living and dining area
- Finished basement with additional access and laundry area
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
$47,259
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
5.37%
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%
$945,180
$945.2K
Cap Rate 7%
$675,129
$675.1K
Cap Rate 9%
$525,100
$525.1K
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
$73.4K $40.80/SF
− Vacancy
−$5.9K −$3.29/SF
EGI
$67.5K $37.51/SF
− OpEx
−$20.3K −$11.25/SF
NOI
$47.3K $26.26/SF
Area
ZIP 10305
Vacancy
8.07%
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%
$945,180
Cap Rate 7%
$675,129
Cap Rate 9%
$525,100
Alternative Uses
Best Use
Multifamily LT 5
$675.1K
$590.7K – $787.7K
NOI $47,259 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$621.2K
$543.5K – $724.7K
NOI $43,481 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$858.9K
$751.5K – $1.00M
NOI $60,120 @ 7.0% cap · market cap 6.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9 ft
Clear height
Location Intelligence
Trade Area within ½ mile
2,275
Businesses Nearby
Explore this area
Business Placement
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
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 - New construction includes three bedrooms, three baths, a deck, central air, and off-street parking.
Where is this duplex located?
The property is located at 416 Alter Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $879,999.
What are key features of this property?
This property features: 1,800‑square‑foot semi‑attached duplex on a 0.0459‑acre lot; Three bedrooms and three bathrooms with a combined living and dining area; Finished basement with additional access and laundry area
