Two-Family Duplex with
For Sale
$1,499,000
131 S Goff Avenue, Staten Island, NY 10309
Residential Income, Staten Island, NY
Property Size4,185 SF
Lot Size0.11 Acres
Price / SF$358.18
Days on Market10
Property Features for 131 S Goff Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3X
Bedrooms
4
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 4, Bathroom 4, Bedroom 3, Bathroom 3, Bedroom 1
Parking features
Off Street, Carport, Driveway
Patio and Porch features
Patio
Pool private
1
Interior features
Walk-In Closet(s), Central Vacuum
Basement
Unfinished
Lot features
Front Yard, Back Yard
Subdivision
Pleasant Plains
Standard status
Active
APN
06789-0109
Size
4,185 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
14632
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating)
Cooling system
Central Air
Amenities
in-ground saltwater pool
outdoor kitchen
central vacuum
solar panels
alarm system
Building Details
Year built
2005
Floors in Building
2
Building materials
Stone, Stucco
Architectural style
Colonial
Listing Agency:
EXP Realty
(888) 276-0630
Listed By:
Allison Mireau · License #2298995
(646) 266-0188
Added: Sep 22
Changed: Sep 27
Last Checked: Oct 1 at 2:06PM
MLS# 2605374
Copyright © 2026 Staten Island Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2005, this detached two-family property has a four-bedroom main residence and a separate studio apartment with its own kitchen and bathroom. The 4,185-square-foot building sits on a 0.1148-acre lot and is zoned R3X. Interior features include a formal living and dining room, an eat-in kitchen, a family room, and an unfinished lower-level area. Heating is four-zone baseboard, and the home has two-zone central air, central vacuum, and solar panels.
Outdoor features include an in-ground saltwater pool, an outdoor kitchen, a patio, and front and rear sprinklers. Parking includes a garage, carport, driveway, and off-street parking. The property is in the Prince's Bay area of Staten Island, near shopping, restaurants, schools, and transportation.
Outdoor features include an in-ground saltwater pool, an outdoor kitchen, a patio, and front and rear sprinklers. Parking includes a garage, carport, driveway, and off-street parking. The property is in the Prince's Bay area of Staten Island, near shopping, restaurants, schools, and transportation.
Key Highlights
- Detached two‑family property with a four‑bedroom main residence and a separate studio apartment
- Studio apartment includes a kitchen and bathroom
- 4,185 square feet on a 0.1148‑acre lot; zoned R3X
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
$104,073
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
6.94%
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%
$2,081,460
$2.1M
Cap Rate 7%
$1,486,757
$1.5M
Cap Rate 9%
$1,156,367
$1.2M
Market Conditions
NOI Build-Up for 4,185 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
$155.7K $37.20/SF
− Vacancy
−$7.0K −$1.67/SF
EGI
$148.7K $35.53/SF
− OpEx
−$44.6K −$10.66/SF
NOI
$104.1K $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%
$2,081,460
Cap Rate 7%
$1,486,757
Cap Rate 9%
$1,156,367
Alternative Uses
Best Use
Multifamily LT 5
$1.49M
$1.30M – $1.73M
NOI $104,073 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$1.33M
$1.16M – $1.55M
NOI $92,807 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$2.00M
$1.75M – $2.33M
NOI $139,780 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
383
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - A separate studio apartment and garage complement the four-bedroom primary residence.
Where is this duplex located?
The property is located at 131 S Goff Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,499,000.
What are key features of this property?
This property features: Detached two‑family property with a four‑bedroom main residence and a separate studio apartment; Studio apartment includes a kitchen and bathroom; 4,185 square feet on a 0.1148‑acre lot; zoned R3X
