Soundview Two-Family
For Sale
$988,500
1317 Saint Lawrence Ave The, Bronx, NY 10472
Two-family home in a sought-after residential area.
Property Size2,640 SF
Lot Size0.06 Acres
Price / SF$299.55
Days on Market166
Property Features for 1317 Saint Lawrence Ave The
General Information
Standard status
Active
Size
2,640 SF
Lot size
0.06 Acres
Property subtype
Multi Family
Building Details
Building Size
2,640 SF
Year Built
1900
Units
2
Listing Agency:
Foxworth Realty Inc
(212) 368-4902
Listed By:
Eugenia C Foxworth
(212) 368-4902
Source:
Elliman
Added: Mar 10
Changed: Aug 17
Last Checked: Aug 21 at 11:41AM
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 Foxworth Realty Inc
Investment Insights
Based on property information with market context.
This semi-attached, red brick two-family home, constructed in 1925, is situated in a desirable residential area of Soundview. Located on a quiet residential street characterized by new and well-maintained homes, the property features a sensible-sized enclosed veranda. The full basement offers approximately 660 square feet above grade. A shared driveway leads to the rear of the property, where a 400-square-foot enclosed double garage and a small garden are located. The exterior is in average condition. The lot measures 25 feet by 100 feet, totaling 2,500 square feet. The maximum usable floor area as built is 3,125 square feet, while the usable floor area as built is 3,300 square feet. Each of the two apartments has a private entrance from the front of the house. The first-floor apartment spans 1,320 square feet and includes three bedrooms, a living room, a kitchen, and a bathroom. Both the bathroom and the kitchen have been renovated, and new flooring has been installed. The second-floor apartment, also 1,320 square feet, has been renovated and features three bedrooms, a renovated kitchen, a bathroom, a living room, and a dining area. The John Randolph P.S 47 school is located on the block. The property is within School district 12. The police station and the fire department are less than a mile away, and transportation is easily accessible.
Key Highlights
- Two‑family home in a sought‑after Soundview residential area.
- Each apartment (1,320 sq ft) has 3 bedrooms, renovated kitchen and bathroom, and a private entrance.
- Located on a quiet residential street near John Randolph P.S 47 school.
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
$83,825
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
8.48%
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%
$1,676,500
$1.7M
Cap Rate 7%
$1,197,500
$1.2M
Cap Rate 9%
$931,389
$931.4K
Market Conditions
NOI Build-Up for 3,300 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
$126.7K $38.40/SF
− Vacancy
−$7.0K −$2.11/SF
EGI
$119.8K $36.29/SF
− OpEx
−$35.9K −$10.89/SF
NOI
$83.8K $25.40/SF
Area
Bronx, NY
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%
$1,676,500
Cap Rate 7%
$1,197,500
Cap Rate 9%
$931,389
Alternative Uses
Best Use
Multifamily LT 5
$1.20M
$1.05M – $1.40M
NOI $83,825 @ 7.0% cap · market cap 8.48%
Second Best
Apartment 5plus
$1.08M
$948.9K – $1.27M
NOI $75,912 @ 7.0% cap · market cap 7.68%
Theoretical Best
Warehouse
$2.29M
$2.00M – $2.67M
NOI $160,067 @ 7.0% cap · market cap 16.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,261
Businesses Nearby
Explore this area
Business Placement
Demographics for 10472, NY
72,245
Population
24,259
Households
3
Avg Household Size
34
Median Age
14%
College-Educated
69%
High-School Grad
1.1 sq mi
ZIP Area
65,677
Density / Sq Mi
$43,125
Median Household Income
$35,180
Median Earnings
$1,445
Median Rent
$632,500
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 - Two-family home in a sought-after residential area.
Where is this duplex located?
The property is located at 1317 Saint Lawrence Ave The Bronx, NY.
What is the asking price?
The asking price for this property is $988,500.
What are key features of this property?
This property features: Two‑family home in a sought‑after Soundview residential area.; Each apartment (1,320 sq ft) has **3 bedrooms, renovated kitchen and bathroom, and a private entrance.**; Located on a quiet residential street near John Randolph P.S 47 school.
