Luxury Dongan Hills Two-Family
For Sale
Contact for pricing
Pending
100 Hull Avenue, Staten Island, NY 10306
Exceptional two-family residence with pool, spa, and rental apartment.
Property Size3,588 SF
Days on Market108
Property Features for 100 Hull Avenue
General Information
Standard status
Pending
Size
3,588 SF
Property subtype
Multifamily
Zoning
R3X
Building Details
Year Built
2011
Stories
3
Units
2
Listing Agency:
Molcho Realty Group
(732) 289-3900
Listed By:
Maurice Molcho · License #10301216355
Source:
Crexi
Added: May 14
Changed: Aug 7
Last Checked: Jul 28 at 5:57PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Molcho Realty Group
Investment Insights
Based on property information with market context.
Located in Dongan Hills, this two-family property features a main residence with 9 rooms. The main level includes a custom chef's kitchen with high-end finishes. The living room provides access to the pool and deck. The second floor contains 4 bedrooms, including a primary ensuite with a private deck. A dedicated media room is also featured, along with a zen retreat on the third floor. The property includes a saltwater in-ground pool and adjacent spa, as well as an outdoor kitchen and entertaining space. Additional features include a 2-car garage and a separate 4-room, 2-bedroom apartment, suitable for rental income, extended family, or guest accommodations. The property size is 3588 square feet.
Key Highlights
- Resort‑style backyard featuring a saltwater in‑ground pool, spa, and outdoor kitchen, ideal for entertaining.
- Separate 4‑room, 2‑bedroom apartment offers rental income potential or guest accommodations.
- Custom chef's kitchen with high‑end finishes.
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
$91,141
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
5.70%
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%
$1,822,820
$1.8M
Cap Rate 7%
$1,302,014
$1.3M
Cap Rate 9%
$1,012,678
$1.0M
Market Conditions
NOI Build-Up for 3,588 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
$137.8K $38.40/SF
− Vacancy
−$7.6K −$2.11/SF
EGI
$130.2K $36.29/SF
− OpEx
−$39.1K −$10.89/SF
NOI
$91.1K $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%
$1,822,820
Cap Rate 7%
$1,302,014
Cap Rate 9%
$1,012,678
Alternative Uses
Best Use
Multifamily LT 5
$1.30M
$1.14M – $1.52M
NOI $91,141 @ 7.0% cap · market cap 5.70%
Second Best
Apartment 5plus
$1.16M
$1.01M – $1.35M
NOI $80,988 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,840 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,328
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 - Exceptional two-family residence with pool, spa, and rental apartment.
Where is this duplex located?
The property is located at 100 Hull Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,598,000.
What are key features of this property?
This property features: Resort‑style backyard featuring a saltwater in‑ground pool, spa, and outdoor kitchen, ideal for entertaining.; Separate 4‑room, 2‑bedroom apartment offers rental income potential or guest accommodations.; Custom chef's kitchen with high‑end finishes.
