Spacious Lot in
For Sale
$1,149,000
Pending
333 Boscombe Ave, Staten Island, NY 10309
Two-family home on a large lot with development potential.
Property Size3,552 SF
Lot Size0.49 Acres
Days on Market146
Property Features for 333 Boscombe Ave
General Information
Standard status
Pending
Size
3,552 SF
Lot size
0.49 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$14,305
Building Details
Building Size
3,552 SF
Year Built
1984
Stories
2
Listing Agency:
RE/MAX Real Estate Professiona
(718) 532-2000
Listed By:
Billy Apter · License #BEA5721
(718) 532-2000
Source:
Elliman
Added: Mar 29
Changed: Aug 15
Last Checked: Aug 21 at 9:30AM
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 RE/MAX Real Estate Professiona
Investment Insights
Based on property information with market context.
Located in a desirable and rapidly developing area of Tottenville, this legal two-family, fully detached home presents a unique opportunity. The property is situated on a sizable 100 x 214 lot, offering considerable potential for various purposes, including use by an end-user, investor, or developer seeking space and long-term value. The expansive lot provides opportunities for building, expansion, or customization. The property is conveniently located near the Tottenville lake area and is within close proximity to schools, parks, shopping, dining, and transportation options. This location combines the benefits of a peaceful residential environment with convenient access to amenities. The property offers scale and possibility in a sought-after area of Staten Island.
Key Highlights
- Large 100 x 214 lot offers potential for building, expansion, or customization.
- Legal two‑family, fully detached home provides flexibility.
- Located in a desirable and fast‑growing Tottenville neighborhood.
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
$88,332
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
7.69%
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%
$1,766,640
$1.8M
Cap Rate 7%
$1,261,886
$1.3M
Cap Rate 9%
$981,467
$981.5K
Market Conditions
NOI Build-Up for 3,552 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
$132.1K $37.20/SF
− Vacancy
−$5.9K −$1.67/SF
EGI
$126.2K $35.53/SF
− OpEx
−$37.9K −$10.66/SF
NOI
$88.3K $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%
$1,766,640
Cap Rate 7%
$1,261,886
Cap Rate 9%
$981,467
Alternative Uses
Best Use
Multifamily LT 5
$1.26M
$1.10M – $1.47M
NOI $88,332 @ 7.0% cap · market cap 7.69%
Second Best
Apartment 5plus
$1.13M
$984.6K – $1.31M
NOI $78,769 @ 7.0% cap · market cap 6.86%
Theoretical Best
Office A
$1.69M
$1.48M – $1.98M
NOI $118,638 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
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 on a large lot with development potential.
Where is this duplex located?
The property is located at 333 Boscombe Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,149,000.
What are key features of this property?
This property features: Large 100 x 214 lot offers potential for building, expansion, or customization.; Legal two‑family, fully detached home provides flexibility.; Located in a desirable and fast‑growing Tottenville neighborhood.
