Three-Story Brick
For Sale
$628,000
763 Patterson Avenue, Staten Island, NY 10306
Residential, Duplex, Staten Island, NY
Property Size1,600 SF
Lot Size0.03 Acres
Price / SF$392.50
Days on Market75
Property Features for 763 Patterson Avenue
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1
Parking features
Garage
Subdivision
Midland Beach
Standard status
Active
Size
1,600 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
4156
Building Details
Year built
2003
Building materials
Brick
Architectural style
Other
Listing Agency:
Metro Realty Professionals
(718) 838-2600
Listed By:
Xiao Ming (Jimmy) Tan
(718) 236-7100
Added: Jun 22
Changed: Sep 4
Last Checked: Sep 4 at 4:06PM
MLS# 502476
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 2003 brick duplex provides 1,600 square feet across three levels, with a built-in garage and front and rear outdoor areas. The lower level contains a family room and utility room. Above, the main living level includes a living room, kitchen, dining area, and half bathroom, while the top floor offers three bedrooms and a full bathroom.
The property occupies 0.0331 acres in Staten Island, NY, and carries R3-1 zoning. Its stated surrounding context includes Midland Beach, Miller Field, the Verrazano Bridge, and multiple public transportation routes, including S51, S81, SIM5, SIM6, and SIM9.
The property occupies 0.0331 acres in Staten Island, NY, and carries R3-1 zoning. Its stated surrounding context includes Midland Beach, Miller Field, the Verrazano Bridge, and multiple public transportation routes, including S51, S81, SIM5, SIM6, and SIM9.
Key Highlights
- 3‑story, 1,600‑square‑foot brick duplex built in 2003
- Three bedrooms with a full bathroom on the top floor
- Built‑in garage plus front and rear yards
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
$40,643
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
6.47%
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%
$812,860
$812.9K
Cap Rate 7%
$580,614
$580.6K
Cap Rate 9%
$451,589
$451.6K
Market Conditions
NOI Build-Up for 1,600 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
$61.4K $38.40/SF
− Vacancy
−$3.4K −$2.11/SF
EGI
$58.1K $36.29/SF
− OpEx
−$17.4K −$10.89/SF
NOI
$40.6K $25.40/SF
Area
ZIP 10306
Vacancy
5.50%
Lease Rate
$38.40 /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%
$812,860
Cap Rate 7%
$580,614
Cap Rate 9%
$451,589
Alternative Uses
Best Use
Multifamily LT 5
$580.6K
$508.0K – $677.4K
NOI $40,643 @ 7.0% cap · market cap 6.47%
Second Best
Apartment 5plus
$515.9K
$451.4K – $601.9K
NOI $36,115 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$763.4K
$668.0K – $890.7K
NOI $53,440 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
463
Businesses Nearby
Explore this area
Business Placement
Demographics for 10306, NY
57,919
Population
21,299
Households
2.7
Avg Household Size
43
Median Age
34%
College-Educated
88%
High-School Grad
7.2 sq mi
ZIP Area
8,044
Density / Sq Mi
$97,746
Median Household Income
$54,052
Median Earnings
$1,743
Median Rent
$675,400
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 - Multi-level residential property with a built-in garage, private front and rear yards, and an R3-1 zoning designation.
Where is this duplex located?
The property is located at 763 Patterson Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $628,000.
What are key features of this property?
This property features: 3‑story, 1,600‑square‑foot brick duplex built in 2003; Three bedrooms with a full bathroom on the top floor; Built‑in garage plus front and rear yards
