Semi-Attached Ranch
For Sale
$879,000
89 Evergreen Street, Staten Island, NY 10308
SINGLE_FAMILY - Ranch - Staten Island, NY
Property Size2,332 SF
Lot Size0.06 Acres
Price / SF$376.93
Days on Market39
Property Features for 89 Evergreen Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-2
Bedrooms
4
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 2, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 3, Bathroom 1
Parking features
Garage, Off Street
Patio and Porch features
Patio
Interior features
Ceiling Fan(s)
Fencing
Fenced
Appliances
Dishwasher, Dryer, Microwave, Refrigerator, Washer
Lot features
Back Yard, Side
Subdivision
Great Kills
Standard status
Active
Size
2,332 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
2929
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1980
Floors in Building
2
Building materials
Vinyl Siding
Architectural style
Ranch
Listing Agency:
Real Broker NY LLC
(855) 450-0442
Listed By:
Joseph Ranola
(631) 721-9468
Added: Jul 16
Changed: Aug 4
Last Checked: Aug 23 at 12:06AM
MLS# 2604021
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.
89 Evergreen Street is a semi-attached four-bedroom, three-bath ranch-style home on Staten Island. The residence is approximately 2,332 square feet and all living space is above grade. The second floor includes three bedrooms, a 3/4 bath in the hall, and a half bath en-suite off one of the bedrooms. The ground floor adds a fourth bedroom, a full bath, a private side entrance, and a summer kitchen.
Additional living space is provided by an enclosed screened room with its own AC. Central air serves the rest of the home, and the kitchen has been updated with granite counters and stainless steel appliances. The home uses gas heat.
Outside, the driveway, side yard, and backyard are finished in pavers and the yard is landscaped. The property is delivered vacant. Roof, windows, and central air are reported to be about 15 years old, with a newer furnace.
Additional living space is provided by an enclosed screened room with its own AC. Central air serves the rest of the home, and the kitchen has been updated with granite counters and stainless steel appliances. The home uses gas heat.
Outside, the driveway, side yard, and backyard are finished in pavers and the yard is landscaped. The property is delivered vacant. Roof, windows, and central air are reported to be about 15 years old, with a newer furnace.
Key Highlights
- Semi‑attached 4‑bedroom, 3‑bath ranch home with 2,332 SF of above‑grade living space
- Kitchen updated with granite counters and stainless steel appliances
- Central air plus an enclosed screened room with its own AC
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
$51,714
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
5.88%
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%
$1,034,280
$1.0M
Cap Rate 7%
$738,771
$738.8K
Cap Rate 9%
$574,600
$574.6K
Market Conditions
NOI Build-Up for 2,332 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
$97.9K $42.00/SF
− Vacancy
−$3.9K −$1.68/SF
EGI
$94.0K $40.32/SF
− OpEx
−$42.3K −$18.14/SF
NOI
$51.7K $22.18/SF
Area
Staten Island, NY
Vacancy
4.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,034,280
Cap Rate 7%
$738,771
Cap Rate 9%
$574,600
Alternative Uses
Best Use
Apartment 5plus
$738.8K
$646.4K – $861.9K
NOI $51,714 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.11M
$973.6K – $1.30M
NOI $77,889 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
721
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Semi-attached four-bedroom, three-bath ranch home features central air, a screened room, and off-street paver parking.
Where is this single family property located?
The property is located at 89 Evergreen Street Staten Island, NY.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Semi‑attached 4‑bedroom, 3‑bath ranch home with 2,332 SF of above‑grade living space; Kitchen updated with granite counters and stainless steel appliances; Central air plus an enclosed screened room with its own AC
