Coastal Duplex With Rooftop
For Sale
$1,289,000
110 Beach Way, Arverne, NY 11692
Residential, Arverne By The Sea, NY
Property Size2,258 SF
Lot Size0.12 Acres
Price / SF$570.86
Days on Market374
Property Features for 110 Beach Way
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R6
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 4, Bedroom 1, Bathroom 3, Bedroom 2, Bedroom 3, Bathroom 1
Parking features
Garage
Patio and Porch features
Deck, Porch, Patio
Interior features
Central Air, Deck, Dishwasher, Dryer, Garage Door Opener(s), Laundry Area, Microwave, Patio Garden, Porch, Refrigerator, Stove, Terrace, Washer, Window Treatments
Subdivision
Arverne
Standard status
Active
Size
2,258 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
2044
Amenities
rooftop terrace
solar panels
smart home integration
jacuzzi
Building Details
Year built
2011
Floors in Building
2
Number of units
1
Flooring type
Hardwood, Tile, Carpet
Building materials
Wood Frame
Roof type
Shingle
Listing Agency:
Rockaway Properties
Listed By:
Yelnia Casilla
(718) 634-3134
Added: Sep 22, 2025
Changed: Sep 15
Last Checked: Sep 30 at 12:06PM
MLS# 496023
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 duplex property includes a 2,258-square-foot main residence with three bedrooms, two bathrooms, a rooftop den, and a private terrace. The interior features engineered wood flooring, Corian stairs, European-imported doors, quartz kitchen countertops, radiant heated flooring, Miele appliances, central air, and smart-home integration. Solar panels and a private garage add practical functionality. A separate one-bedroom rental unit provides additional living space and its own ocean views.
The 0.1158-acre lot is fully fenced and includes a private driveway, garage parking, and additional parking passes. Outdoor features include a patio, deck, porch, and rooftop terrace. The property was built in 2011 and is located at 110 Beach Way in Arverne By The Sea, near the beach, public transit, restaurants, and shops. R6 zoning and a 421-a tax abatement through 2032 are also reported.
The 0.1158-acre lot is fully fenced and includes a private driveway, garage parking, and additional parking passes. Outdoor features include a patio, deck, porch, and rooftop terrace. The property was built in 2011 and is located at 110 Beach Way in Arverne By The Sea, near the beach, public transit, restaurants, and shops. R6 zoning and a 421-a tax abatement through 2032 are also reported.
Key Highlights
- 2,258‑square‑foot duplex property with a three‑bedroom, two‑bath main residence
- Separate one‑bedroom rental unit with ocean views
- Rooftop den and terrace included with the main residence
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
$55,196
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
4.28%
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%
$1,103,920
$1.1M
Cap Rate 7%
$788,514
$788.5K
Cap Rate 9%
$613,289
$613.3K
Market Conditions
NOI Build-Up for 2,258 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
$104.3K $46.20/SF
− Vacancy
−$4.0K −$1.76/SF
EGI
$100.4K $44.44/SF
− OpEx
−$45.2K −$20.00/SF
NOI
$55.2K $24.44/SF
Area
Queens County, NY
Vacancy
3.80%
Lease Rate
$46.20 /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%
$1,103,920
Cap Rate 7%
$788,514
Cap Rate 9%
$613,289
Alternative Uses
Best Use
Apartment 5plus
$788.5K
$690.0K – $919.9K
NOI $55,196 @ 7.0% cap · market cap 4.28%
Second Best
Multifamily LT 5
$533.9K
$467.2K – $622.9K
NOI $37,374 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$1.66M
$1.46M – $1.94M
NOI $116,524 @ 7.0% cap · market cap 9.04%
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
687
Businesses Nearby
Explore this area
Business Placement
Demographics for 11692, NY
22,776
Population
8,475
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
86%
High-School Grad
1.0 sq mi
ZIP Area
22,776
Density / Sq Mi
$49,507
Median Household Income
$39,737
Median Earnings
$1,274
Median Rent
$650,000
Median Home Value
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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 - Two residences offer ocean views, upgraded interiors, private parking, and convenient access to the beach, transit, restaurants, and shops.
Where is this duplex located?
The property is located at 110 Beach Way Arverne, NY.
What is the asking price?
The asking price for this property is $1,289,000.
What are key features of this property?
This property features: 2,258‑square‑foot duplex property with a three‑bedroom, two‑bath main residence; Separate one‑bedroom rental unit with ocean views; Rooftop den and terrace included with the main residence
