Two-Family Home with New
For Sale
$1,799,000
161 Lily Pond Avenue, Staten Island, NY 10305
Six-bedroom duplex with five bathrooms, a finished basement, and a recently installed roof near the Verrazzano-Narrows Bridge.
Property Size2,232 SF
Days on Market54
Property Features for 161 Lily Pond Avenue
General Information
Standard status
Active
Size
2,232 SF
Property subtype
Residential Income
Zoning
R3-1
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,211
Building Details
Building Size
2,232 SF
Year Built
1931
Units
1
Listing Agency:
Top Choice Realty LLC
(929) 488-3666
Listed By:
Habib Ahmad
Source:
Michaelfraulo
Added: Jul 13
Changed: Aug 30
Last Checked: Aug 31 at 5:10PM
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 Top Choice Realty LLC
Investment Insights
Based on property information with market context.
This 2,232-square-foot duplex, built in 1931, contains two residential units with a combined six bedrooms and five bathrooms. Additional improvements include a finished basement and a brand-new roof, adding usable space and a recently completed major exterior update.
The property is located at 161 Lily Pond Ave in Staten Island, near the Verrazzano-Narrows Bridge. The first-floor unit is described as adaptable for professional use, including a doctor's office, subject to applicable requirements. The two-family configuration and existing finished basement provide a substantial layout for residential occupancy or an owner-user arrangement.
The property is located at 161 Lily Pond Ave in Staten Island, near the Verrazzano-Narrows Bridge. The first-floor unit is described as adaptable for professional use, including a doctor's office, subject to applicable requirements. The two-family configuration and existing finished basement provide a substantial layout for residential occupancy or an owner-user arrangement.
Key Highlights
- 2,232‑square‑foot duplex with two residential units
- Six bedrooms and five bathrooms
- Finished basement included
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
$58,602
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
3.26%
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%
$1,172,040
$1.2M
Cap Rate 7%
$837,171
$837.2K
Cap Rate 9%
$651,133
$651.1K
Market Conditions
NOI Build-Up for 2,232 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
$91.1K $40.80/SF
− Vacancy
−$7.3K −$3.29/SF
EGI
$83.7K $37.51/SF
− OpEx
−$25.1K −$11.25/SF
NOI
$58.6K $26.26/SF
Area
ZIP 10305
Vacancy
8.07%
Lease Rate
$40.80 /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%
$1,172,040
Cap Rate 7%
$837,171
Cap Rate 9%
$651,133
Alternative Uses
Best Use
Multifamily LT 5
$837.2K
$732.5K – $976.7K
NOI $58,602 @ 7.0% cap · market cap 3.26%
Second Best
Apartment 5plus
$770.2K
$674.0K – $898.6K
NOI $53,916 @ 7.0% cap · market cap 3.00%
Theoretical Best
Office A
$1.06M
$931.9K – $1.24M
NOI $74,549 @ 7.0% cap · market cap 4.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
666
Businesses Nearby
Explore this area
Business Placement
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
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 - Six-bedroom duplex with five bathrooms, a finished basement, and a recently installed roof near the Verrazzano-Narrows Bridge.
Where is this duplex located?
The property is located at 161 Lily Pond Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,799,000.
What are key features of this property?
This property features: 2,232‑square‑foot duplex with two residential units; Six bedrooms and five bathrooms; Finished basement included
