New Construction
For Sale
$1,488,888
Pending
154 Armstrong Ave, Staten Island, NY 10308
Two-family detached residence with six bedrooms, five bathrooms, hardwood flooring, and finished lower-level space.
Property Size3,600 SF
Days on Market220
Property Features for 154 Armstrong Ave
General Information
Standard status
Pending
Size
3,600 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Prime Time Real Estate, Inc.
Listed By:
Xhavdet Joe Pali
(718) 980-3000
Source:
Statenislandhomelistings
Added: Jan 27
Changed: Sep 2
Last Checked: Sep 1 at 8:06PM
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 Prime Time Real Estate, Inc.
Investment Insights
Based on property information with market context.
Completed in 2026, this detached duplex at 154 Armstrong Ave, Staten Island, NY 10308, provides 3,600 square feet across two residential levels and a finished basement. The home includes six bedrooms and five bathrooms, with each primary bedroom offering a private bath. Both main floors feature living and dining areas, modern kitchens with quartz counters and stainless appliances, hardwood flooring, and dedicated washer and dryer installations. Nine-foot ceilings, Anderson 400 windows, and a pull-down attic add further functional detail.
The lower level is finished with luxury vinyl flooring, a three-quarter bathroom, and a separate entrance. Mini-split units serve this area, supporting independent comfort and privacy. The layout also includes a wide staircase and modernized kitchen and bath finishes throughout the residence.
The lower level is finished with luxury vinyl flooring, a three-quarter bathroom, and a separate entrance. Mini-split units serve this area, supporting independent comfort and privacy. The layout also includes a wide staircase and modernized kitchen and bath finishes throughout the residence.
Key Highlights
- Detached duplex completed in 2026
- 3,600 square feet with six bedrooms and five bathrooms
- Two main floors with kitchens, living and dining areas, hardwood flooring, and laundry appliances
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
6.01%
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%
$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 6.01%
Second Best
Apartment 5plus
$1.14M
$997.9K – $1.33M
NOI $79,834 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$1.72M
$1.50M – $2.00M
NOI $120,241 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,044
Businesses Nearby
Explore this area
Business Placement
Demographics for 10308, NY
28,198
Population
11,093
Households
2.5
Avg Household Size
44
Median Age
40%
College-Educated
94%
High-School Grad
2.2 sq mi
ZIP Area
12,817
Density / Sq Mi
$122,654
Median Household Income
$67,149
Median Earnings
$1,729
Median Rent
$648,800
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 - Two-family detached residence with six bedrooms, five bathrooms, hardwood flooring, and finished lower-level space.
Where is this duplex located?
The property is located at 154 Armstrong Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,488,888.
What are key features of this property?
This property features: Detached duplex completed in 2026; 3,600 square feet with six bedrooms and five bathrooms; Two main floors with kitchens, living and dining areas, hardwood flooring, and laundry appliances
