Two-Family Colonial
For Sale
$1,028,000
74 Highview Avenue, Staten Island, NY 10301
MULTI_FAMILY - Colonial - Staten Island, NY
Property Size3,000 SF
Lot Size0.19 Acres
Price / SF$342.67
Days on Market75
Property Features for 74 Highview Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R2
Bedrooms
5
Bathrooms
4
Full bathrooms
3
Half bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 3, Bedroom 5, Bedroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 4
Parking features
Off Street, Garage, Driveway
Patio and Porch features
Deck
Interior features
Ceiling Fan(s)
Fencing
Chain Link, Fenced
Basement
Finished, Full
Lot features
Front Yard, Back Yard
Subdivision
New Brighton
Standard status
Active
APN
00055-0072
Size
3,000 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
6297
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Cooling system
Window Unit(s)
Building Details
Year built
1970
Floors in Building
2
Number of units
2
Building materials
Asbestos, Brick
Architectural style
Colonial
Listing Agency:
Tom Crimmins Realty, Ltd.
(718) 370-3200
Listed By:
Linda Agugliaro · License #30KR0766849
(718) 370-3222
Added: Jun 11
Changed: Aug 18
Last Checked: Aug 24 at 11:06PM
MLS# 2603279
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.
Custom two-family detached Colonial home in Staten Island’s Hamilton Park section of New Brighton, offered for the first time. The main house features three bedrooms and two baths, with an open foyer leading to a large living room and a formal dining room. The kitchen includes a large dining area. A family room or second living room offers French doors to a deck and a private park-like yard. Upstairs, you’ll find a large primary bedroom with two additional bedrooms and a full bath. Hardwood floors run throughout the home, and interior comforts include ceiling fan(s). Cooling is provided by window unit(s), with natural gas hot water heat.
The property also includes a two-bedroom rental with parking. Exterior features include a deck, fenced chain link fencing, and off-street parking with a driveway and garage. Additional utilities connect via public sewer.
Built in 1970 with asbestos brick construction, this property offers two distinct residential units and a layout designed for both everyday living and entertaining space.
The property also includes a two-bedroom rental with parking. Exterior features include a deck, fenced chain link fencing, and off-street parking with a driveway and garage. Additional utilities connect via public sewer.
Built in 1970 with asbestos brick construction, this property offers two distinct residential units and a layout designed for both everyday living and entertaining space.
Key Highlights
- Two‑family detached Colonial style home
- Deck access from family room via French doors
- Hardwood floors throughout main house
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
$74,605
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
7.26%
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%
$1,492,100
$1.5M
Cap Rate 7%
$1,065,786
$1.1M
Cap Rate 9%
$828,944
$828.9K
Market Conditions
NOI Build-Up for 3,000 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
$111.6K $37.20/SF
− Vacancy
−$5.0K −$1.67/SF
EGI
$106.6K $35.53/SF
− OpEx
−$32.0K −$10.66/SF
NOI
$74.6K $24.87/SF
Area
Staten Island, NY
Vacancy
4.50%
Lease Rate
$37.20 /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%
$1,492,100
Cap Rate 7%
$1,065,786
Cap Rate 9%
$828,944
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$932.6K – $1.24M
NOI $74,605 @ 7.0% cap · market cap 7.26%
Second Best
Apartment 5plus
$950.4K
$831.6K – $1.11M
NOI $66,528 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,201 @ 7.0% cap · market cap 9.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
894
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
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 - Two-family Colonial built in 1970 with a deck, private fenced yard, and off-street parking.
Where is this duplex located?
The property is located at 74 Highview Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,028,000.
What are key features of this property?
This property features: Two‑family detached Colonial style home; Deck access from family room via French doors; Hardwood floors throughout main house
