Renovated Mixed-Use
For Sale
Contact for pricing
136 Sand Lane, Staten Island, NY 10305
Includes a commercial storefront, two-bedroom apartment, backyard, and driveway.
Property Size1,320 SF
Price / SF$672.73
Days on Market193
Property Features for 136 Sand Lane
General Information
Standard status
Active
Size
1,320 SF
Total Parking Spaces
2
Property subtype
Multifamily, Office, Retail, Mixed Use
Zoning
R3-1
Additional Details
Office Units
1
Building Details
Year Built
1958
Buildings
1
Listing Agency:
City House Realty Inc.
(929) 217-2162
Listed By:
Terrance Tam · License #10401307094
Source:
Crexi
Added: Feb 19
Changed: Aug 29
Last Checked: Mar 28 at 10:55PM
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 City House Realty Inc.
Investment Insights
Based on property information with market context.
This renovated mixed-use property combines a commercial store or office with a two-bedroom apartment positioned toward the rear. The property also includes a backyard and private driveway, creating a flexible arrangement for commercial and residential occupancy. The building was constructed in 1958 and is situated on a 40-foot-wide parcel.
Located at 136 Sand Lane in Staten Island’s Arrochar area, the property carries R3-1 zoning. Its combination of commercial space, an apartment, outdoor area, and driveway provides a clearly defined mixed-use configuration within the existing building footprint.
Located at 136 Sand Lane in Staten Island’s Arrochar area, the property carries R3-1 zoning. Its combination of commercial space, an apartment, outdoor area, and driveway provides a clearly defined mixed-use configuration within the existing building footprint.
Key Highlights
- Renovated mixed‑use building with one commercial store or office
- Two‑bedroom apartment located at the rear of the property
- 40‑foot‑wide parcel
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
$26,730
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
3.01%
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%
$534,600
$534.6K
Cap Rate 7%
$381,857
$381.9K
Cap Rate 9%
$297,000
$297.0K
Market Conditions
NOI Build-Up for 1,320 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
$47.5K $36.00/SF
− Vacancy
−$4.8K −$3.60/SF
EGI
$42.8K $32.40/SF
− OpEx
−$16.0K −$12.15/SF
NOI
$26.7K $20.25/SF
Area
ZIP 10305
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$534,600
Cap Rate 7%
$381,857
Cap Rate 9%
$297,000
Alternative Uses
Best Use
Mixed Use
$381.9K
$334.1K – $445.5K
NOI $26,730 @ 7.0% cap · market cap 3.01%
Second Best
Retail
$362.3K
$317.1K – $422.7K
NOI $25,364 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$629.8K
$551.1K – $734.8K
NOI $44,088 @ 7.0% cap · market cap 4.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
817
Businesses Nearby
17k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 58%
Dining 39%
Electronics 2%
Key Food Supermarkets
Groceries
9,743 visits/mo
0.3 miles
Carvel Ice Cream
Dining
4,523 visits/mo
0.5 miles
Fuji Sushi
Dining
1,311 visits/mo
0.5 miles
SUBWAY
Dining
782 visits/mo
0.4 miles
Metro by T-Mobile
Electronics
411 visits/mo
0.0 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes a commercial storefront, two-bedroom apartment, backyard, and driveway.
Where is this mixed-use property located?
The property is located at 136 Sand Lane Staten Island, NY.
What is the asking price?
The asking price for this property is $888,000.
What are key features of this property?
This property features: Renovated mixed‑use building with one commercial store or office; Two‑bedroom apartment located at the rear of the property; 40‑foot‑wide parcel
