2-Unit Duplex with In-Ground
New
For Sale
$1,038,000
45 Sharrotts Rd, Staten Island, NY 10309
A separate ground-floor apartment complements the primary residence, which includes a finished basement and backyard access.
Property Size3,200 SF
Lot Size0.30 Acres
Price / SF$324.38
Days on Market4
Property Features for 45 Sharrotts Rd
General Information
Standard status
Active
Size
3,200 SF
Lot size
0.30 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/2.5BA, 1 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,764
Amenities
in-ground pool
Building Details
Building Size
3,200 SF
Year Built
1996
Buildings
1
Stories
2
Listing Agency:
ProBase Real Estate
Listed By:
JiaJie (Kai) Zheng · License #10401377313
(718) 210-2727
Source:
Elliman
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 9:07AM
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 ProBase Real Estate
Investment Insights
Based on property information with market context.
Built in 1996, this two-unit duplex contains approximately 3,200 square feet of living space on a 66-foot by 200-foot lot. The main residence has two living rooms, a formal dining room, a kitchen with backyard access, and a finished basement. Upstairs are three bedrooms and 2.5 bathrooms, including a primary suite with a private bath and Jacuzzi. A ground-level apartment provides two additional bedrooms. The backyard includes an in-ground pool, and the property has a private driveway.
The property is located in Staten Island, near shopping, schools, restaurants, and transportation. Walk Score is 55, Bike Score is 32, and Transit Score is 41.
The property is located in Staten Island, near shopping, schools, restaurants, and transportation. Walk Score is 55, Bike Score is 32, and Transit Score is 41.
Key Highlights
- Approximately 3,200 square feet of living space
- 66‑foot by 200‑foot lot
- Main residence offers 3 bedrooms and 2.5 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
$79,578
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
7.67%
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%
$1,591,560
$1.6M
Cap Rate 7%
$1,136,829
$1.1M
Cap Rate 9%
$884,200
$884.2K
Market Conditions
NOI Build-Up for 3,200 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
$119.0K $37.20/SF
− Vacancy
−$5.4K −$1.67/SF
EGI
$113.7K $35.53/SF
− OpEx
−$34.1K −$10.66/SF
NOI
$79.6K $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%
$1,591,560
Cap Rate 7%
$1,136,829
Cap Rate 9%
$884,200
Alternative Uses
Best Use
Multifamily LT 5
$1.14M
$994.7K – $1.33M
NOI $79,578 @ 7.0% cap · market cap 7.67%
Second Best
Apartment 5plus
$1.01M
$887.0K – $1.18M
NOI $70,963 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$1.53M
$1.34M – $1.78M
NOI $106,881 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
267
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
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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 ground-floor apartment complements the primary residence, which includes a finished basement and backyard access.
Where is this duplex located?
The property is located at 45 Sharrotts Rd Staten Island, NY.
What is the asking price?
The asking price for this property is $1,038,000.
What are key features of this property?
This property features: Approximately 3,200 square feet of living space; 66‑foot by 200‑foot lot; Main residence offers 3 bedrooms and 2.5 bathrooms
