Two-Family Semi-Attached
For Sale
Contact for pricing
12 Harrison Avenue, Staten Island, NY 10302
C4-2-zoned residential property with distinct apartments, including a larger upper-level layout and a compact lower-level unit.
Property Size1,317 SF
Price / SF$454.82
Days on Market16
Property Features for 12 Harrison Avenue
General Information
Standard status
Active
Size
1,317 SF
Property subtype
Multifamily
Zoning
C4-2
Units
Unit Mix
1 x 3BR, 1 x 1BR
Multifamily Units
2
Building Details
Year Built
2005
Stories
3
Units
2
Listing Agency:
VYLLA Home
(888) 575-2773
Listed By:
Zalton Mapp · License #10401207735
Source:
Crexi
Added: Aug 9
Changed: Aug 12
Last Checked: Aug 24 at 1:40PM
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 VYLLA Home
Investment Insights
Based on property information with market context.
This semi-attached duplex contains two separate residential apartments within a two-family configuration. The upper apartment includes three bedrooms, an eat-in kitchen, a large living room, a separate dining room, and a full bathroom. The dining room has also been used as an additional bedroom by tenants. The lower apartment provides one bedroom, a small kitchen, living area, and full bathroom.
The property is located at 12 Harrison Avenue in Staten Island and carries C4-2 zoning. Built in 2005, the building currently has a long-term Section 8 tenant in the upper unit. The lower occupant receives City Fheps assistance, with the tenancy described as being in eviction proceedings. The property offers a defined two-unit layout for continued residential use.
The property is located at 12 Harrison Avenue in Staten Island and carries C4-2 zoning. Built in 2005, the building currently has a long-term Section 8 tenant in the upper unit. The lower occupant receives City Fheps assistance, with the tenancy described as being in eviction proceedings. The property offers a defined two-unit layout for continued residential use.
Key Highlights
- Two‑family semi‑attached duplex at 12 Harrison Avenue, Staten Island, NY 10302
- Upper apartment with 3 bedrooms, eat‑in kitchen, living room, dining room, and full bathroom
- Lower apartment includes 1 bedroom, kitchen, living area, and full bathroom
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
$32,751
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
5.47%
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%
$655,020
$655.0K
Cap Rate 7%
$467,871
$467.9K
Cap Rate 9%
$363,900
$363.9K
Market Conditions
NOI Build-Up for 1,317 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
$49.0K $37.20/SF
− Vacancy
−$2.2K −$1.67/SF
EGI
$46.8K $35.53/SF
− OpEx
−$14.0K −$10.66/SF
NOI
$32.8K $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%
$655,020
Cap Rate 7%
$467,871
Cap Rate 9%
$363,900
Alternative Uses
Best Use
Multifamily LT 5
$467.9K
$409.4K – $545.9K
NOI $32,751 @ 7.0% cap · market cap 5.47%
Second Best
Apartment 5plus
$417.2K
$365.1K – $486.8K
NOI $29,206 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$628.4K
$549.9K – $733.1K
NOI $43,988 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,277
Businesses Nearby
Explore this area
Business Placement
Demographics for 10302, NY
20,931
Population
6,927
Households
3
Avg Household Size
35
Median Age
29%
College-Educated
85%
High-School Grad
1.2 sq mi
ZIP Area
17,443
Density / Sq Mi
$76,089
Median Household Income
$43,608
Median Earnings
$1,800
Median Rent
$586,300
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 - C4-2-zoned residential property with distinct apartments, including a larger upper-level layout and a compact lower-level unit.
Where is this duplex located?
The property is located at 12 Harrison Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two‑family semi‑attached duplex at 12 Harrison Avenue, Staten Island, NY 10302; Upper apartment with 3 bedrooms, eat‑in kitchen, living room, dining room, and full bathroom; Lower apartment includes 1 bedroom, kitchen, living area, and full bathroom
