Brick Two-Unit
For Sale
$789,000
85 Comstock Avenue, Staten Island, NY 10314
Residential, Staten Island, NY
Property Size1,900 SF
Lot Size0.23 Acres
Price / SF$415.26
Days on Market17
Property Features for 85 Comstock Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3-2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 2, Bedroom 3, Bathroom 1
Interior features
A/C Unit - Window, Dishwasher, Dryer, Laundry Area, Microwave, Refrigerator, Stove, Washer
Subdivision
Graniteville
Standard status
Active
Size
1,900 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
6254
Amenities
basement laundry
Building Details
Year built
1970
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet
Building materials
Brick
Roof type
Shingle, Asphalt
Listing Agency:
Kirin Real Estate LLC
Listed By:
Allen Z. Luo · License #10491214007
(929) 460-0008
Added: Sep 15
Changed: Sep 29
Last Checked: Oct 1 at 4:06PM
MLS# 504575
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 1,900-square-foot brick duplex contains two separate residences: a three-bedroom, one-bathroom unit and a one-bedroom, one-bathroom unit. The property was built in 1970 and sits on a 0.2344-acre corner lot. Interior features include a dining area, equipped kitchen, and basement laundry with a washer and dryer.
A private driveway and paved yard provide parking for 5–6 cars. Outdoor features also include a rear patio and lawn. The property is zoned R3-2.
A private driveway and paved yard provide parking for 5–6 cars. Outdoor features also include a rear patio and lawn. The property is zoned R3-2.
Key Highlights
- Two‑unit layout with one 3BR/1BA residence and one 1BR/1BA residence
- 1,900 square feet on a 0.2344‑acre corner lot
- Brick construction; built in 1970
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
$51,822
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
6.57%
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%
$1,036,440
$1.0M
Cap Rate 7%
$740,314
$740.3K
Cap Rate 9%
$575,800
$575.8K
Market Conditions
NOI Build-Up for 1,900 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
$77.5K $40.80/SF
− Vacancy
−$3.5K −$1.84/SF
EGI
$74.0K $38.96/SF
− OpEx
−$22.2K −$11.69/SF
NOI
$51.8K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
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%
$1,036,440
Cap Rate 7%
$740,314
Cap Rate 9%
$575,800
Alternative Uses
Best Use
Multifamily LT 5
$740.3K
$647.8K – $863.7K
NOI $51,822 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$686.5K
$600.7K – $800.9K
NOI $48,053 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$906.6K
$793.3K – $1.06M
NOI $63,460 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
947
Businesses Nearby
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
Median Home Value
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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 - Separate residences provide three-bedroom and one-bedroom layouts, complemented by basement laundry and a private driveway.
Where is this duplex located?
The property is located at 85 Comstock Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: Two‑unit layout with one 3BR/1BA residence and one 1BR/1BA residence; 1,900 square feet on a 0.2344‑acre corner lot; Brick construction; built in 1970
