Mixed-Use Building With
New
For Sale
Contact for pricing
159 Garretson Avenue, Staten Island, NY 10304
Brick commercial property combines street-level retail space with residential apartments above and on-site parking.
Property Size2,800 SF
Price / SF$482.14
Days on Market6
Property Features for 159 Garretson Avenue
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Mixed Use
Zoning
C1-1
Site & Location
Corner Location
Yes
Road Access
Yes
Building Details
Year Built
1920
Buildings
1
Construction
brick
Tenancy
Multi
Listing Agency:
PreReal Prendamano Real Estate
(718) 816-7799
Listed By:
Robert Nixon · License #10401253010
Source:
Crexi
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 9 at 2:07AM
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 PreReal Prendamano Real Estate
Investment Insights
Based on property information with market context.
This 2,800-square-foot brick mixed-use building, constructed in 1920, contains two commercial storefronts and two one-bedroom apartments. The property also includes on-site parking, with each unit separately metered. C1-1 zoning supports the existing mixed-use configuration.
Positioned at the corner of Garretson Avenue and N Railroad Avenue in Dongan Hills, the property is steps from the Staten Island Railway and directly off Hylan Blvd. Shopping, restaurants, and additional transportation connections are located nearby. The site’s corner placement and transit-oriented setting are established physical characteristics of the property.
Positioned at the corner of Garretson Avenue and N Railroad Avenue in Dongan Hills, the property is steps from the Staten Island Railway and directly off Hylan Blvd. Shopping, restaurants, and additional transportation connections are located nearby. The site’s corner placement and transit-oriented setting are established physical characteristics of the property.
Key Highlights
- 2,800 SF mixed‑use brick building constructed in 1920
- Two commercial storefronts with two one‑bedroom apartments above
- C1‑1 zoning
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
$69,190
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
5.13%
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%
$1,383,800
$1.4M
Cap Rate 7%
$988,429
$988.4K
Cap Rate 9%
$768,778
$768.8K
Market Conditions
NOI Build-Up for 2,800 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
$107.5K $38.40/SF
− Vacancy
−$8.7K −$3.10/SF
EGI
$98.8K $35.30/SF
− OpEx
−$29.7K −$10.59/SF
NOI
$69.2K $24.71/SF
Area
ZIP 10304
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%
$1,383,800
Cap Rate 7%
$988,429
Cap Rate 9%
$768,778
Alternative Uses
Best Use
Multifamily LT 5
$988.4K
$864.9K – $1.15M
NOI $69,190 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$905.9K
$792.6K – $1.06M
NOI $63,410 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,521 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,549
Businesses Nearby
Explore this area
Business Placement
Demographics for 10304, NY
46,944
Population
17,524
Households
2.7
Avg Household Size
38
Median Age
31%
College-Educated
84%
High-School Grad
3.5 sq mi
ZIP Area
13,413
Density / Sq Mi
$71,506
Median Household Income
$41,752
Median Earnings
$1,516
Median Rent
$659,900
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?
Mixed-use property - Brick commercial property combines street-level retail space with residential apartments above and on-site parking.
Where is this mixed-use property located?
The property is located at 159 Garretson Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,349,999.
What are key features of this property?
This property features: 2,800 SF mixed‑use brick building constructed in 1920; Two commercial storefronts with two one‑bedroom apartments above; C1‑1 zoning
