Semi-Attached Duplex
For Sale
$679,900
Pending
88 E Macon Avenue, Staten Island, NY 10308
SINGLE_FAMILY - Colonial - Staten Island, NY
Property Size1,332 SF
Lot Size0.06 Acres
Days on Market47
Property Features for 88 E Macon Avenue
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bathroom 1
Parking features
Carport, Off Street, On Street
Patio and Porch features
Patio, Deck
Basement
Unfinished, Full
Appliances
Dishwasher, Refrigerator
Lot features
Front Yard, Back Yard, Side
Subdivision
Eltingville
Standard status
Pending
Size
1,332 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
5985
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
hardwood floors
open-concept layout
large windows
central air conditioning
private driveway
private backyard
full basement
primary suite with private bath
Building Details
Year built
1970
Floors in Building
2
Building materials
Brick, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Homes R Us Realty of NY, Inc.
(718) 668-2550
Listed By:
Gennady Gary Papirov · License #30PA0885250
(917) 856-2012
Added: Jul 20
Changed: Aug 14
Last Checked: Sep 4 at 12:06PM
MLS# 2604089
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.
A semi-attached home designed for everyday comfort and flexible living. The interior offers an open-concept layout with hardwood floors and large windows, plus central air conditioning. The home includes three bedrooms and three bathrooms, a primary suite with a private bath, and a full basement. Exterior features include a private driveway and a large private backyard, along with a patio and deck.
Built in 1970 with brick and vinyl siding, the home is heated with forced air and natural gas and is served by public sewer. Practical utilities and finishes include dishwasher and refrigerator. Parking is available via on-street, off-street, and carport options.
The property is located in Staten Island, NY 10308, near public transportation, shopping, restaurants, schools, and parks—supporting convenient daily access for future residents.
Built in 1970 with brick and vinyl siding, the home is heated with forced air and natural gas and is served by public sewer. Practical utilities and finishes include dishwasher and refrigerator. Parking is available via on-street, off-street, and carport options.
The property is located in Staten Island, NY 10308, near public transportation, shopping, restaurants, schools, and parks—supporting convenient daily access for future residents.
Key Highlights
- 0.0624‑acre lot with a large private backyard
- 3 bedrooms and 3 bathrooms, including a primary suite with private bath
- 1,332 SF home built in 1970 with brick and vinyl siding
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
$33,124
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
4.87%
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%
$662,480
$662.5K
Cap Rate 7%
$473,200
$473.2K
Cap Rate 9%
$368,044
$368.0K
Market Conditions
NOI Build-Up for 1,332 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
$49.6K $37.20/SF
− Vacancy
−$2.2K −$1.67/SF
EGI
$47.3K $35.53/SF
− OpEx
−$14.2K −$10.66/SF
NOI
$33.1K $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%
$662,480
Cap Rate 7%
$473,200
Cap Rate 9%
$368,044
Alternative Uses
Best Use
Multifamily LT 5
$473.2K
$414.1K – $552.1K
NOI $33,124 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$422.0K
$369.2K – $492.3K
NOI $29,538 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$635.6K
$556.1K – $741.5K
NOI $44,489 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
712
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
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 - Semi-attached home with central air, three bedrooms, three bathrooms, a full basement, private driveway, and patio deck.
Where is this duplex located?
The property is located at 88 E Macon Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: 0.0624‑acre lot with a large private backyard; 3 bedrooms and 3 bathrooms, including a primary suite with private bath; 1,332 SF home built in 1970 with brick and vinyl siding
