Two-Family Duplex with
New
For Sale
$938,999
85 Brookfield Avenue, Staten Island, NY 10308
Residential, Staten Island, NY
Property Size2,000 SF
Lot Size0.09 Acres
Price / SF$469.50
Days on Market3
Property Features for 85 Brookfield Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
3
Full bathrooms
1
Rooms
Bathroom 2, Bathroom 3, Bathroom 1
Patio and Porch features
Patio
Interior features
A/C Unit - Window, Alarm, Dishwasher, Dryer, Laundry Area, Microwave, Patio Garden, Refrigerator, Stove, Washer, Window Treatments
Subdivision
Great Kill
Standard status
Active
Size
2,000 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
9000
Building Details
Number of units
2
Flooring type
Hardwood
Building materials
Wood Frame
Listing Agency:
DiTommaso Real Estate
(718) 667-8000
Listed By:
Marietta Vinocur · License #10401303220
(718) 872-9300
Added: Sep 29
Last Checked: Oct 1 at 7:06PM
MLS# 504938
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 2,000-square-foot, two-family property includes a main residence and a separate one-bedroom apartment. The main home has been renovated, including a bathroom update completed approximately two years ago. Hardwood flooring and a patio are among the property’s features; the interior also has window-unit air conditioning and a laundry area.
Key Highlights
- Two‑family property with a separate 1‑bedroom apartment
- 2,000 square feet of property size
- 0.0882‑acre lot
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
$49,736
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
5.30%
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%
$994,720
$994.7K
Cap Rate 7%
$710,514
$710.5K
Cap Rate 9%
$552,622
$552.6K
Market Conditions
NOI Build-Up for 2,000 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
$74.4K $37.20/SF
− Vacancy
−$3.3K −$1.67/SF
EGI
$71.1K $35.53/SF
− OpEx
−$21.3K −$10.66/SF
NOI
$49.7K $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%
$994,720
Cap Rate 7%
$710,514
Cap Rate 9%
$552,622
Alternative Uses
Best Use
Multifamily LT 5
$710.5K
$621.7K – $828.9K
NOI $49,736 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$954.3K
$835.0K – $1.11M
NOI $66,800 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,012
Businesses Nearby
Explore this area
Business Placement
Demographics for 10308, NY
28,198
Population
11,093
Households
2.5
Avg Household Size
44
Median Age
40%
College-Educated
94%
High-School Grad
2.2 sq mi
ZIP Area
12,817
Density / Sq Mi
$122,654
Median Household Income
$67,149
Median Earnings
$1,729
Median Rent
$648,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - The renovated main residence includes a separate one-bedroom apartment and a patio.
Where is this duplex located?
The property is located at 85 Brookfield Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $938,999.
What are key features of this property?
This property features: Two‑family property with a separate 1‑bedroom apartment; 2,000 square feet of property size; 0.0882‑acre lot
