New Construction Gas
For Sale
$1,599,900
Pending
79 S Goff Ave Unit B, Staten Island, NY 10309
Two-family center-hall colonial with a separate apartment, custom finishes, and an attached garage.
Property Size3,898 SF
Days on Market479
Property Features for 79 S Goff Ave Unit B
General Information
Standard status
Pending
Size
3,898 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2025
Buildings
1
Construction
center hall colonial
Listing Agency:
Barbara A. Smith
Listed By:
Barbara Smith · License #10351207568
(718) 667-9100
Source:
Statenislandhomelistings
Added: May 15, 2025
Changed: Sep 2
Last Checked: Sep 4 at 7:28AM
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 Barbara A. Smith
Investment Insights
Based on property information with market context.
Under construction at 79 S Goff Ave Unit B, this 2025 two-family colonial offers 3,898 square feet with a center-hall layout and a grand two-story foyer. The main residence includes four bedrooms, a primary suite with a walk-in closet and five-piece bath, a custom kitchen connected to the family room, a gas fireplace, walk-in pantry, butler’s bar, second-floor laundry, hardwood floors, custom molding, and a front porch. Radiant in-floor heating serves the entire first floor and baths, complemented by baseboard hot water heating. Pella windows, natural stone and board-and-batten exterior detailing, custom arched openings, vaulted and tray ceilings, and an attached garage add to the specification. The home also includes a sun-filled two-bedroom apartment with laundry hookups, providing a separate living arrangement within the property. Delivery is anticipated in early 2026, with the opportunity to select finishes such as cabinetry, countertops, and tile during construction.
Key Highlights
- 3,898 SF two‑family property at 79 S Goff Ave Unit B, Staten Island, NY 10309
- 2025 new construction with early 2026 delivery
- Four‑bedroom main residence with primary suite and five‑piece bath
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
$96,936
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
6.06%
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%
$1,938,720
$1.9M
Cap Rate 7%
$1,384,800
$1.4M
Cap Rate 9%
$1,077,067
$1.1M
Market Conditions
NOI Build-Up for 3,898 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
$145.0K $37.20/SF
− Vacancy
−$6.5K −$1.67/SF
EGI
$138.5K $35.53/SF
− OpEx
−$41.5K −$10.66/SF
NOI
$96.9K $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%
$1,938,720
Cap Rate 7%
$1,384,800
Cap Rate 9%
$1,077,067
Alternative Uses
Best Use
Multifamily LT 5
$1.38M
$1.21M – $1.62M
NOI $96,936 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$1.23M
$1.08M – $1.44M
NOI $86,442 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,194 @ 7.0% cap · market cap 8.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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
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 center-hall colonial with a separate apartment, custom finishes, and an attached garage.
Where is this duplex located?
The property is located at 79 S Goff Ave Unit B Staten Island, NY.
What is the asking price?
The asking price for this property is $1,599,900.
What are key features of this property?
This property features: 3,898 SF two‑family property at 79 S Goff Ave Unit B, Staten Island, NY 10309; 2025 new construction with early 2026 delivery; Four‑bedroom main residence with primary suite and five‑piece bath
