Side-Hall Colonial
For Sale
Contact for pricing
155 Waterbury Avenue A, Staten Island, NY 10309
A meticulously maintained two-family home with spacious bedrooms, custom features, and flexible lower-level apartment options.
Property Size2,700 SF
Price / SF$500
Days on Market65
Property Features for 155 Waterbury Avenue A
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Multifamily
Zoning
R3X
Additional Details
Multifamily Units
2
Building Details
Year Built
2009
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
NEUHAUS REALTY INC.
(732) 946-2911
Listed By:
Gaetano Marasa · License #NY
Source:
Crexi
Added: Jun 21
Changed: Aug 14
Last Checked: Aug 24 at 1:02AM
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 NEUHAUS REALTY INC.
Investment Insights
Based on property information with market context.
This side-hall colonial duplex offers a fully customized, better-than-new interior with multiple living levels. The first floor features a two-story entry foyer, formal dining room, living room, custom eat-in kitchen with stainless steel appliances and island, family room with fireplace, a half bath, and sliders to a maintenance-free yard. On the second level, you’ll find four spacious bedrooms, two full baths, and a primary suite with a walk-in closet and private bath. Attic access provides additional storage.
The lower level includes the garage, one large room that can be added as a second bedroom for the apartment, a three-quarter bath, and utilities. A separate large one-bedroom apartment is already located on the lower level and may be converted into a two-bedroom layout. Custom moldings throughout and high-end fixtures support a turn-key feel throughout the home.
Located in Prince’s Bay, the property is described as steps to shopping, transportation, and schools, making it convenient for both owner-occupants and tenants. With its multi-level configuration and described conversion potential, the home can fit a range of household needs while retaining separate living spaces for a two-family arrangement.
The lower level includes the garage, one large room that can be added as a second bedroom for the apartment, a three-quarter bath, and utilities. A separate large one-bedroom apartment is already located on the lower level and may be converted into a two-bedroom layout. Custom moldings throughout and high-end fixtures support a turn-key feel throughout the home.
Located in Prince’s Bay, the property is described as steps to shopping, transportation, and schools, making it convenient for both owner-occupants and tenants. With its multi-level configuration and described conversion potential, the home can fit a range of household needs while retaining separate living spaces for a two-family arrangement.
Key Highlights
- Year built 2009: meticulously maintained two‑family side‑hall colonial with custom features and high‑end fixtures
- 6 bedrooms and 5 bathrooms total, including a 4‑bedroom main level with master suite featuring a walk‑in closet and private full bath
- First floor offers a 2‑story entry foyer, formal dining room, living room, custom EIK with stainless steel appliances and island, plus a family room with fireplace
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
$67,144
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
4.97%
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%
$1,342,880
$1.3M
Cap Rate 7%
$959,200
$959.2K
Cap Rate 9%
$746,044
$746.0K
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
$100.4K $37.20/SF
− Vacancy
−$4.5K −$1.67/SF
EGI
$95.9K $35.53/SF
− OpEx
−$28.8K −$10.66/SF
NOI
$67.1K $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%
$1,342,880
Cap Rate 7%
$959,200
Cap Rate 9%
$746,044
Alternative Uses
Best Use
Multifamily LT 5
$959.2K
$839.3K – $1.12M
NOI $67,144 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$855.4K
$748.4K – $997.9K
NOI $59,875 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,181 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
528
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - A meticulously maintained two-family home with spacious bedrooms, custom features, and flexible lower-level apartment options.
Where is this duplex located?
The property is located at 155 Waterbury Avenue A Staten Island, NY.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Year built 2009: meticulously maintained two‑family side‑hall colonial with custom features and high‑end fixtures; 6 bedrooms and 5 bathrooms total, including a 4‑bedroom main level with master suite featuring a walk‑in closet and private full bath; First floor offers a 2‑story entry foyer, formal dining room, living room, custom EIK with stainless steel appliances and island, plus a family room with fireplace
