Detached Two-Family High
For Sale
$925,000
Pending
135 Commerce Street, Staten Island, NY 10314
Separate apartment access, multiple living areas, and paved parking support flexible household or rental arrangements.
Property Size1,898 SF
Days on Market11
Property Features for 135 Commerce Street
General Information
Standard status
Pending
Size
1,898 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 3BR, 1 x 1BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,309
Amenities
garage
wet bar
bay window
granite countertops
dishwasher
wall oven
hardwood floors
private side entrance
double driveway
large backyard
central air conditioning
Building Details
Building Size
1,898 SF
Year Built
1970
Buildings
1
Construction
High Ranch
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 619-5701
Listed By:
Deborah Bracco
Source:
Wonicarealtors
Added: Aug 14
Changed: Aug 22
Last Checked: Aug 21 at 11:19AM
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 Robert DeFalco Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1970, this detached duplex is arranged as a primary residence plus a separate three-room apartment. The main home includes three bedrooms, a formal living room, dining room, eat-in kitchen, full bath with dual-entry access and double vanity, and a lower-level family room with wet bar, half bath, and utility room. The apartment has its own side entrance, kitchen, living room, bedroom, and driveway. Additional features include garage access, a laundry closet, bay window, high ceilings, granite countertops, wall oven, dishwasher, and hardwood flooring beneath rugs in several areas.
Outdoor improvements include a paved double driveway with parking for approximately 3-4 cars and a large backyard. The property is located at 135 Commerce Street in Staten Island, near Staten Island Mall, retail stores, dining options, schools, parks, the S.I. Expressway, and express bus service to Downtown and Midtown Manhattan. The roof was replaced in 2023, central AC and furnace in 2020, and water heater in approximately 2019.
Outdoor improvements include a paved double driveway with parking for approximately 3-4 cars and a large backyard. The property is located at 135 Commerce Street in Staten Island, near Staten Island Mall, retail stores, dining options, schools, parks, the S.I. Expressway, and express bus service to Downtown and Midtown Manhattan. The roof was replaced in 2023, central AC and furnace in 2020, and water heater in approximately 2019.
Key Highlights
- Detached duplex with a primary residence and separate three‑room apartment
- Main residence includes 3 bedrooms and a lower‑level family room with wet bar and half bath
- Private apartment entrance plus separate driveway
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
$51,768
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
5.60%
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%
$1,035,360
$1.0M
Cap Rate 7%
$739,543
$739.5K
Cap Rate 9%
$575,200
$575.2K
Market Conditions
NOI Build-Up for 1,898 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
$77.4K $40.80/SF
− Vacancy
−$3.5K −$1.84/SF
EGI
$74.0K $38.96/SF
− OpEx
−$22.2K −$11.69/SF
NOI
$51.8K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
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%
$1,035,360
Cap Rate 7%
$739,543
Cap Rate 9%
$575,200
Alternative Uses
Best Use
Multifamily LT 5
$739.5K
$647.1K – $862.8K
NOI $51,768 @ 7.0% cap · market cap 5.60%
Second Best
Apartment 5plus
$685.8K
$600.0K – $800.1K
NOI $48,003 @ 7.0% cap · market cap 5.19%
Theoretical Best
Office A
$905.6K
$792.4K – $1.06M
NOI $63,394 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,103
Businesses Nearby
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
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 - Separate apartment access, multiple living areas, and paved parking support flexible household or rental arrangements.
Where is this duplex located?
The property is located at 135 Commerce Street Staten Island, NY.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Detached duplex with a primary residence and separate three‑room apartment; Main residence includes 3 bedrooms and a lower‑level family room with wet bar and half bath; Private apartment entrance plus separate driveway
