Detached Two-Family
For Sale
$1,200,000
653 Hylan Boulevard, Staten Island, NY 10305
Residential, High Ranch, Staten Island, NY
Property Size1,296 SF
Lot Size0.09 Acres
Price / SF$925.93
Days on Market71
Property Features for 653 Hylan Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3-1
Bathrooms
4
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 2
Parking features
Garage
Interior features
Central Air
Basement
Full, Finished
Subdivision
Grasmere
Standard status
Active
Size
1,296 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
9262
Building Details
Year built
1975
Floors in Building
2
Number of units
1
Flooring type
Carpet, Hardwood, Tile
Building materials
Wood Frame
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Red Door Realty Group
(718) 987-3667
Listed By:
Daniel L. Fausak
(917) 836-7015
Added: Jul 1
Changed: Sep 8
Last Checked: Sep 9 at 7:06PM
MLS# 502713
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.
This detached two-family residence presents a ranch-style layout with 1,296 square feet of property area on a 0.0918-acre lot. Built in 1975, the wood-frame home includes central air, garage parking, shingle roofing, and a mix of carpet, tile, and hardwood flooring. The property is being offered in its current condition with existing contents included.
The address places the property along Hylan Boulevard in Staten Island, with access to local and express bus service, the Staten Island Expressway, and the Verrazzano-Narrows Bridge. Nearby surroundings include residential streets, schools, parks, supermarkets, restaurants, and retail services. R3-1 zoning and the two-family configuration support its positioning as a residential income property.
The address places the property along Hylan Boulevard in Staten Island, with access to local and express bus service, the Staten Island Expressway, and the Verrazzano-Narrows Bridge. Nearby surroundings include residential streets, schools, parks, supermarkets, restaurants, and retail services. R3-1 zoning and the two-family configuration support its positioning as a residential income property.
Key Highlights
- Detached two‑family residence with 1,296 square feet of property area
- 0.0918‑acre lot with R3‑1 zoning
- Ranch‑style wood‑frame construction completed in 1975
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
$34,027
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
2.84%
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%
$680,540
$680.5K
Cap Rate 7%
$486,100
$486.1K
Cap Rate 9%
$378,078
$378.1K
Market Conditions
NOI Build-Up for 1,296 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
$52.9K $40.80/SF
− Vacancy
−$4.3K −$3.29/SF
EGI
$48.6K $37.51/SF
− OpEx
−$14.6K −$11.25/SF
NOI
$34.0K $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%
$680,540
Cap Rate 7%
$486,100
Cap Rate 9%
$378,078
Alternative Uses
Best Use
Multifamily LT 5
$486.1K
$425.3K – $567.1K
NOI $34,027 @ 7.0% cap · market cap 2.84%
Second Best
Apartment 5plus
$447.2K
$391.3K – $521.8K
NOI $31,306 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$618.4K
$541.1K – $721.5K
NOI $43,287 @ 7.0% cap · market cap 3.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
896
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
Check the figures for this property
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 - Ranch-style residential income property with central air, garage parking, and R3-1 zoning.
Where is this duplex located?
The property is located at 653 Hylan Boulevard Staten Island, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Detached two‑family residence with 1,296 square feet of property area; 0.0918‑acre lot with R3‑1 zoning; Ranch‑style wood‑frame construction completed in 1975
