Detached Two-Family Home with 6/6
For Sale
$1,150,000
Pending
42 Hamden Ave, Staten Island, NY 10306
Fully detached two-family home on a 40’ x 100’ lot with a 6/6 over layout and multiple independent entrances.
Property Size3,568 SF
Lot Size0.09 Acres
Days on Market33
Property Features for 42 Hamden Ave
General Information
Standard status
Pending
Size
3,568 SF
Lot size
0.09 Acres
Property subtype
Multi Family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,169
Amenities
built-in garage
private driveway
solar panels
storage shed
2 oversized rear decks
spacious patio
beautifully landscaped yard
Building Details
Building Size
3,568 SF
Year Built
1980
Stories
2
Tenancy
Multi
Listing Agency:
REMAX EDGE
(718) 612-3088
Listed By:
ChuChu(Tina) Chen · License #10301217017
(718) 612-3088
Source:
Elliman
Added: Jul 25
Changed: Aug 22
Last Checked: Aug 25 at 11:57AM
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 REMAX EDGE
Investment Insights
Based on property information with market context.
This fully detached two-family home offers an oversized 40’ x 100’ lot with a 26’ x 51’ building footprint and a rare 3-level configuration. The highly desirable 6/6 over layout includes separate entrances on both the lower level and the main level, supporting privacy for occupants and flexibility for different uses. Inside, the main residence features sun-filled living and dining areas, hardwood flooring throughout, and a bright eat-in kitchen with granite countertops and stainless steel appliances. Bedrooms are generously sized with updated bathrooms and oversized windows that bring in abundant natural light.
The outdoor space is designed for entertaining, with two oversized rear decks—one on the main level and one on the upper level—plus a spacious patio and landscaped yard. Additional amenities include a built-in garage, private driveway, separate utilities, two heating systems, two hot water heaters, solar panels, and a storage shed.
Conveniently located just minutes from Hylan Boulevard and New Dorp Lane shopping and dining, with local and express buses, Staten Island Railway, schools, parks, and the Verrazzano-Narrows Bridge providing an accessible commute to Brooklyn and Manhattan.
The outdoor space is designed for entertaining, with two oversized rear decks—one on the main level and one on the upper level—plus a spacious patio and landscaped yard. Additional amenities include a built-in garage, private driveway, separate utilities, two heating systems, two hot water heaters, solar panels, and a storage shed.
Conveniently located just minutes from Hylan Boulevard and New Dorp Lane shopping and dining, with local and express buses, Staten Island Railway, schools, parks, and the Verrazzano-Narrows Bridge providing an accessible commute to Brooklyn and Manhattan.
Key Highlights
- Fully detached 2‑family home built in 1980 on an oversized 40’ x 100’ lot with a 26’ x 51’ building size
- 6/6 over layout with multiple independent entrances: 2 separate entrances on the lower level and 2 on the main level
- Main residence features sun‑filled living and dining, hardwood floors, an eat‑in kitchen with granite countertops and stainless steel appliances, and updated bathrooms
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
$90,633
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
7.88%
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%
$1,812,660
$1.8M
Cap Rate 7%
$1,294,757
$1.3M
Cap Rate 9%
$1,007,033
$1.0M
Market Conditions
NOI Build-Up for 3,568 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
$137.0K $38.40/SF
− Vacancy
−$7.5K −$2.11/SF
EGI
$129.5K $36.29/SF
− OpEx
−$38.8K −$10.89/SF
NOI
$90.6K $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%
$1,812,660
Cap Rate 7%
$1,294,757
Cap Rate 9%
$1,007,033
Alternative Uses
Best Use
Multifamily LT 5
$1.29M
$1.13M – $1.51M
NOI $90,633 @ 7.0% cap · market cap 7.88%
Second Best
Apartment 5plus
$1.15M
$1.01M – $1.34M
NOI $80,537 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$1.70M
$1.49M – $1.99M
NOI $119,172 @ 7.0% cap · market cap 10.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,247
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 - Fully detached two-family home on a 40’ x 100’ lot with a 6/6 over layout and multiple independent entrances.
Where is this duplex located?
The property is located at 42 Hamden Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Fully detached 2‑family home built in 1980 on an oversized 40’ x 100’ lot with a 26’ x 51’ building size; 6/6 over layout with multiple independent entrances: 2 separate entrances on the lower level and 2 on the main level; Main residence features sun‑filled living and dining, hardwood floors, an eat‑in kitchen with granite countertops and stainless steel appliances, and updated bathrooms
