Brick Quadplex with Three-Car
For Sale
$999,998
14-16 Lawrence Ave, Staten Island, NY 10310
Four residential units include basement and attic storage, with a detached garage and R3X zoning.
Property Size3,600 SF
Price / SF$277.78
Days on Market27
Property Features for 14-16 Lawrence Ave
General Information
Standard status
Active
Size
3,600 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Units
Unit Mix
4 x 1BR/1BA
Multifamily Units
4
Building Details
Year Built
1930
Buildings
1
Construction
all-brick
Listing Agency:
Coldwell Banker Advantage
(718) 690-4372
Listed By:
Matthew Jablonsky
Source:
Statenislandhomelistings
Added: Aug 4
Changed: Aug 30
Last Checked: Aug 30 at 5:59PM
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 Coldwell Banker Advantage
Investment Insights
Based on property information with market context.
Built in 1930, this all-brick quadplex at 14-16 Lawrence Avenue contains four one-bedroom, one-bathroom apartments. The two lower-level residences connect to unfinished basement areas, while the upper-floor apartments include attic storage. A detached three-car garage is also part of the property, adding separate covered storage or parking capacity.
The property is located in Staten Island’s North Shore and carries R3X zoning. Its four-unit configuration, varied storage areas, and detached garage provide a straightforward multifamily layout for ownership or portfolio expansion.
The property is located in Staten Island’s North Shore and carries R3X zoning. Its four-unit configuration, varied storage areas, and detached garage provide a straightforward multifamily layout for ownership or portfolio expansion.
Key Highlights
- Four one‑bedroom, one‑bathroom apartments
- All‑brick four‑family property built in 1930
- Two ground‑level units include access to unfinished basements
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
$89,526
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
8.95%
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%
$1,790,520
$1.8M
Cap Rate 7%
$1,278,943
$1.3M
Cap Rate 9%
$994,733
$994.7K
Market Conditions
NOI Build-Up for 3,600 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
$133.9K $37.20/SF
− Vacancy
−$6.0K −$1.67/SF
EGI
$127.9K $35.53/SF
− OpEx
−$38.4K −$10.66/SF
NOI
$89.5K $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%
$1,790,520
Cap Rate 7%
$1,278,943
Cap Rate 9%
$994,733
Alternative Uses
Best Use
Multifamily LT 5
$1.28M
$1.12M – $1.49M
NOI $89,526 @ 7.0% cap · market cap 8.95%
Second Best
Apartment 5plus
$1.14M
$997.9K – $1.33M
NOI $79,834 @ 7.0% cap · market cap 7.98%
Theoretical Best
Office A
$1.72M
$1.50M – $2.00M
NOI $120,241 @ 7.0% cap · market cap 12.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,592
Businesses Nearby
Explore this area
Business Placement
Demographics for 10310, NY
26,667
Population
9,909
Households
2.7
Avg Household Size
37
Median Age
31%
College-Educated
88%
High-School Grad
1.8 sq mi
ZIP Area
14,815
Density / Sq Mi
$106,118
Median Household Income
$57,861
Median Earnings
$1,638
Median Rent
$623,300
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?
Quadplex - Four residential units include basement and attic storage, with a detached garage and R3X zoning.
Where is this quadplex located?
The property is located at 14-16 Lawrence Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $999,998.
What are key features of this property?
This property features: Four one‑bedroom, one‑bathroom apartments; All‑brick four‑family property built in 1930; Two ground‑level units include access to unfinished basements
