Tottenville Two-Family
For Sale
$1,199,999
Pending
558 Main St, Staten Island, NY 10307
Two-family home in desirable neighborhood with investment potential.
Property Size3,500 SF
Days on Market91
Property Features for 558 Main St
General Information
Standard status
Pending
Size
3,500 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$12,885
Building Details
Building Size
3,500 SF
Year Built
1991
Stories
2
Listing Agency:
Keller Williams Realty Empire
(718) 954-8400
Listed By:
Dalila Saket
(718) 954-8400
Source:
Elliman
Added: May 27
Changed: Aug 23
Last Checked: Aug 24 at 7:22AM
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 Keller Williams Realty Empire
Investment Insights
Based on property information with market context.
Located in Tottenville, this two-family residence is situated in an upscale neighborhood near top-rated schools. The property offers a blend of elegance and investment potential, with proximity to Conference House Park, shopping centers, movie theaters, restaurants, and transportation. The well-maintained property features 5 bedrooms and 5 bathrooms across two living spaces. The main residence is a side-hall colonial with 4 bedrooms and 4 bathrooms, featuring an oversized deck. The sun-filled living spaces flow into a formal dining area and a kitchen with a granite countertop, cabinetry, and a center island. The second unit, renovated a few years ago, has a separate private entrance and includes 1 bedroom and 1 bathroom, suitable for rental income or guest accommodations. This apartment features a renovated kitchen with stainless steel appliances, recessed lighting, a newer AC unit, and a new water heater installed in 2026. Additional features include a transferable solar panel system, private double driveways, a finished basement, laundry room, office space, Italian tile flooring, and curb appeal.
Key Highlights
- Two‑family residence in a desirable, upscale Tottenville neighborhood with top‑rated schools.
- Main residence: 4 bedrooms, 4 bathrooms, expansive side‑hall colonial with oversized deck.
- Second unit: Fully renovated 1 bedroom, 1 bathroom apartment with private entrance, ideal for rental income or guests.
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
$87,039
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
7.25%
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%
$1,740,780
$1.7M
Cap Rate 7%
$1,243,414
$1.2M
Cap Rate 9%
$967,100
$967.1K
Market Conditions
NOI Build-Up for 3,500 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
$130.2K $37.20/SF
− Vacancy
−$5.9K −$1.67/SF
EGI
$124.3K $35.53/SF
− OpEx
−$37.3K −$10.66/SF
NOI
$87.0K $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%
$1,740,780
Cap Rate 7%
$1,243,414
Cap Rate 9%
$967,100
Alternative Uses
Best Use
Multifamily LT 5
$1.24M
$1.09M – $1.45M
NOI $87,039 @ 7.0% cap · market cap 7.25%
Second Best
Apartment 5plus
$1.11M
$970.2K – $1.29M
NOI $77,616 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$1.67M
$1.46M – $1.95M
NOI $116,901 @ 7.0% cap · market cap 9.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
226
Businesses Nearby
Explore this area
Business Placement
Demographics for 10307, NY
14,129
Population
5,390
Households
2.6
Avg Household Size
41
Median Age
39%
College-Educated
90%
High-School Grad
1.6 sq mi
ZIP Area
8,831
Density / Sq Mi
$138,807
Median Household Income
$74,211
Median Earnings
$1,618
Median Rent
$799,100
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 desirable neighborhood with investment potential.
Where is this duplex located?
The property is located at 558 Main St Staten Island, NY.
What is the asking price?
The asking price for this property is $1,199,999.
What are key features of this property?
This property features: Two‑family residence in a desirable, upscale Tottenville neighborhood with top‑rated schools.; Main residence: **4 bedrooms, 4 bathrooms, expansive side‑hall colonial with oversized deck.**; Second unit: Fully renovated 1 bedroom, 1 bathroom apartment with private entrance, ideal for rental income or guests.
