Staten Island Two-Family
For Sale
$979,999
Pending
109 Adams Ave, Staten Island, NY 10306
Two-family home near transportation, shopping, and restaurants.
Property Size2,093 SF
Lot Size0.09 Acres
Days on Market116
Property Features for 109 Adams Ave
General Information
Standard status
Pending
Size
2,093 SF
Lot size
0.09 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$6,965
Building Details
Building Size
2,093 SF
Year Built
1935
Stories
2
Listing Agency:
Womcore LLC dba Remax Edge
(718) 612-3088
Listed By:
Thanh H. Cantone
(718) 612-3088
Source:
Elliman
Added: May 9
Changed: Aug 17
Last Checked: Aug 31 at 7:43PM
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 Womcore LLC dba Remax Edge
Investment Insights
Based on property information with market context.
This detached two-family home offers approximately 2,090 sq ft of living space and is situated on a 4,000 sq ft lot. The property is in excellent, move-in condition. The first level features a one-bedroom unit with a spacious bedroom, living room, kitchen, and a three-quarter bath, suitable for rental income, with access to the basement. An additional room has been created in the basement, offering a greenhouse-style ambiance with natural light. The main unit includes a renovated kitchen, living room, and formal dining area. A large outdoor terrace off the kitchen features a gazebo, barbecue area, and outdoor TV setup. The upper level includes three bedrooms and a modern full bathroom. Parking is available with a private driveway accommodating at least three vehicles, along with a detached two-car garage. The backyard also features a play area. The property is located minutes from the train, with access to transportation, shopping, and a variety of restaurants. The property offers flexibility for a variety of living arrangements, including the option to occupy one unit while utilizing the other for rental purposes. The location has a bike score of 63, indicating it is bikeable, a walk score of 82, indicating it is very walkable, and a transit score of 69, indicating good transit.
Key Highlights
- Two‑family detached home offering rental income potential from a separate one‑bedroom unit.
- Move‑in ready condition with a renovated kitchen and modern bathroom.
- Convenient location: minutes from the train, with access to transportation, shopping, and restaurants.
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
$53,089
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
5.42%
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%
$1,061,780
$1.1M
Cap Rate 7%
$758,414
$758.4K
Cap Rate 9%
$589,878
$589.9K
Market Conditions
NOI Build-Up for 2,090 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
$80.3K $38.40/SF
− Vacancy
−$4.4K −$2.11/SF
EGI
$75.8K $36.29/SF
− OpEx
−$22.8K −$10.89/SF
NOI
$53.1K $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%
$1,061,780
Cap Rate 7%
$758,414
Cap Rate 9%
$589,878
Alternative Uses
Best Use
Multifamily LT 5
$758.4K
$663.6K – $884.8K
NOI $53,089 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$673.9K
$589.7K – $786.3K
NOI $47,175 @ 7.0% cap · market cap 4.81%
Theoretical Best
Office A
$997.2K
$872.6K – $1.16M
NOI $69,806 @ 7.0% cap · market cap 7.12%
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 - Two-family home near transportation, shopping, and restaurants.
Where is this duplex located?
The property is located at 109 Adams Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $979,999.
What are key features of this property?
This property features: Two‑family detached home offering rental income potential from a separate one‑bedroom unit.; Move‑in ready condition with a **renovated kitchen and modern bathroom**.; Convenient location: minutes from the train, with access to transportation, shopping, and restaurants.
