Brand New Two-Family
For Sale
$1,348,000
Pending
138 Rathbun Ave, Staten Island, NY 10312
New two-family home with three-level laundry, finished basement with separate entry, and off-street parking.
Property Size2,700 SF
Days on Market446
Property Features for 138 Rathbun Ave
General Information
Standard status
Pending
Size
2,700 SF
Property subtype
Multi-Family
Building Details
Year Built
2025
Listing Agency:
DiTommaso Real Estate
Listed By:
Dianne E Lopardo · License #10401205678
(718) 356-9200
Source:
Statenislandhomelistings
Added: Jun 22, 2025
Changed: Sep 9
Last Checked: Sep 9 at 10:51AM
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 DiTommaso Real Estate
Investment Insights
Based on property information with market context.
Brand new two-family (6/6) residence offering over 3,000 sq ft of living space, including a fully finished basement with a separate entry. Laundry is available on three levels, and the home includes off-street parking.
Centrally located in Annadale, the property is described as close to shopping, bus and train service, dining, schools, and recreation, with major transportation nearby.
Delivery is scheduled for January 2026. Taxes are listed as to be determined; contact the listing agent for additional details.
Centrally located in Annadale, the property is described as close to shopping, bus and train service, dining, schools, and recreation, with major transportation nearby.
Delivery is scheduled for January 2026. Taxes are listed as to be determined; contact the listing agent for additional details.
Key Highlights
- Brand‑new 2‑family home built in 2025
- 6/6 unit layout with over 3,000 SF of total living space
- Fully finished basement with separate entry
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
$66,719
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
4.95%
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%
$1,334,380
$1.3M
Cap Rate 7%
$953,129
$953.1K
Cap Rate 9%
$741,322
$741.3K
Market Conditions
NOI Build-Up for 2,700 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
$103.7K $38.40/SF
− Vacancy
−$8.4K −$3.10/SF
EGI
$95.3K $35.30/SF
− OpEx
−$28.6K −$10.59/SF
NOI
$66.7K $24.71/SF
Area
ZIP 10312
Vacancy
8.07%
Lease Rate
$38.40 /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%
$1,334,380
Cap Rate 7%
$953,129
Cap Rate 9%
$741,322
Alternative Uses
Best Use
Multifamily LT 5
$953.1K
$834.0K – $1.11M
NOI $66,719 @ 7.0% cap · market cap 4.95%
Second Best
Apartment 5plus
$838.6K
$733.7K – $978.3K
NOI $58,699 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,181 @ 7.0% cap · market cap 6.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
Explore this area
Business Placement
Demographics for 10312, NY
61,642
Population
22,547
Households
2.7
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
6.9 sq mi
ZIP Area
8,934
Density / Sq Mi
$111,434
Median Household Income
$62,700
Median Earnings
$1,911
Median Rent
$698,900
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 - New two-family home with three-level laundry, finished basement with separate entry, and off-street parking.
Where is this duplex located?
The property is located at 138 Rathbun Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,348,000.
What are key features of this property?
This property features: Brand‑new 2‑family home built in 2025; 6/6 unit layout with over 3,000 SF of total living space; Fully finished basement with separate entry
