Semi-Attached Two-Family
For Sale
$769,000
Pending
47 Narrows Rd, Staten Island, NY 10305
Two well-maintained semi-attached residences, each offering separate 2-bedroom over 2-bedroom living plus private outdoor and parking.
Property Size1,702 SF
Days on Market62
Property Features for 47 Narrows Rd
General Information
Standard status
Pending
Size
1,702 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$6,326
Building Details
Building Size
1,702 SF
Year Built
1960
Stories
2
Listing Agency:
(718) 333-0700
Listed By:
Gennadiy Agarunov
(718) 333-0700
Source:
Elliman
Added: Jun 25
Changed: Aug 10
Last Checked: Aug 24 at 11:00AM
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 Gennadiy Agarunov
Investment Insights
Based on property information with market context.
This offering includes two semi-attached two-family homes, with each property laid out as a 2-bedroom over a 2-bedroom arrangement. Both homes are described as being in very good condition and have been well cared for, including new roofs and recently updated boilers. Each home also provides its own full basement, a private backyard, and driveway parking.
The properties are located at 47 Narrows Rd on Staten Island and are described as convenient to the Verrazzano-Narrows Bridge for access to Brooklyn, Staten Island, and surrounding areas. Walk, bike, and transit scores are provided in the remarks.
The configuration supports a range of ownership goals, including owner-occupancy with rental income from the second unit, or multi-generational living within a two-family setup. Buyers can also consider purchasing one or both homes, with each offering independent basements and private outdoor space alongside off-street parking.
The properties are located at 47 Narrows Rd on Staten Island and are described as convenient to the Verrazzano-Narrows Bridge for access to Brooklyn, Staten Island, and surrounding areas. Walk, bike, and transit scores are provided in the remarks.
The configuration supports a range of ownership goals, including owner-occupancy with rental income from the second unit, or multi-generational living within a two-family setup. Buyers can also consider purchasing one or both homes, with each offering independent basements and private outdoor space alongside off-street parking.
Key Highlights
- Two semi‑attached two‑family homes (each with a 2‑bedroom over a 2‑bedroom layout)
- Both homes have new roofs and recently updated boilers
- Each home offers its own full basement, private backyard, and driveway parking
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
$44,686
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
5.81%
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%
$893,720
$893.7K
Cap Rate 7%
$638,371
$638.4K
Cap Rate 9%
$496,511
$496.5K
Market Conditions
NOI Build-Up for 1,702 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
$69.4K $40.80/SF
− Vacancy
−$5.6K −$3.29/SF
EGI
$63.8K $37.51/SF
− OpEx
−$19.2K −$11.25/SF
NOI
$44.7K $26.26/SF
Area
ZIP 10305
Vacancy
8.07%
Lease Rate
$40.80 /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%
$893,720
Cap Rate 7%
$638,371
Cap Rate 9%
$496,511
Alternative Uses
Best Use
Multifamily LT 5
$638.4K
$558.6K – $744.8K
NOI $44,686 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$587.3K
$513.9K – $685.2K
NOI $41,114 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$812.1K
$710.6K – $947.5K
NOI $56,847 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Explore this area
Business Placement
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
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 well-maintained semi-attached residences, each offering separate 2-bedroom over 2-bedroom living plus private outdoor and parking.
Where is this duplex located?
The property is located at 47 Narrows Rd Staten Island, NY.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: Two semi‑attached two‑family homes (each with a 2‑bedroom over a 2‑bedroom layout); Both homes have new roofs and recently updated boilers; Each home offers its own full basement, private backyard, and driveway parking
