Two-Family Home: Investment
For Sale
$848,000
Pending
163 Shaw Ave, Valley Stream, NY 11580
Well-maintained two-family home with income potential near schools and transportation.
Property Size1,514 SF
Days on Market267
Property Features for 163 Shaw Ave
General Information
Standard status
Pending
Size
1,514 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$13,146
Building Details
Building Size
1,514 SF
Year Built
1926
Units
2
Listing Agency:
(516) 825-3400
Listed By:
Raymond M. Sung
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 22
Last Checked: Aug 22 at 11:27AM
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 Raymond M. Sung
Investment Insights
Based on property information with market context.
This well-maintained two-family property offers spacious living and strong income potential. The home includes off-street parking, a backyard, a basement, and a two-car garage. Its location provides convenient access to schools, transportation, and shopping. This property is suitable for investors or for owner-occupiers looking to rent out one unit.
Key Highlights
- Two‑family home offers strong income potential.
- Suitable for owner‑occupancy with rental income.
- Includes a two‑car garage.
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
$28,844
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
3.40%
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%
$576,880
$576.9K
Cap Rate 7%
$412,057
$412.1K
Cap Rate 9%
$320,489
$320.5K
Market Conditions
NOI Build-Up for 1,514 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
$43.6K $28.80/SF
− Vacancy
−$2.4K −$1.58/SF
EGI
$41.2K $27.22/SF
− OpEx
−$12.4K −$8.16/SF
NOI
$28.8K $19.05/SF
Area
Nassau County, NY
Vacancy
5.50%
Lease Rate
$28.80 /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%
$576,880
Cap Rate 7%
$412,057
Cap Rate 9%
$320,489
Alternative Uses
Best Use
Multifamily LT 5
$412.1K
$360.6K – $480.7K
NOI $28,844 @ 7.0% cap · market cap 3.40%
Second Best
Apartment 5plus
$385.8K
$337.6K – $450.1K
NOI $27,006 @ 7.0% cap · market cap 3.18%
Theoretical Best
Specialty Retail
$1.00M
$875.9K – $1.17M
NOI $70,072 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,255
Businesses Nearby
Explore this area
Business Placement
Demographics for 11580, NY
43,026
Population
13,582
Households
3.2
Avg Household Size
41
Median Age
38%
College-Educated
89%
High-School Grad
3.9 sq mi
ZIP Area
11,032
Density / Sq Mi
$135,385
Median Household Income
$56,417
Median Earnings
$1,852
Median Rent
$602,500
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 - Well-maintained two-family home with income potential near schools and transportation.
Where is this duplex located?
The property is located at 163 Shaw Ave Valley Stream, NY.
What is the asking price?
The asking price for this property is $848,000.
What are key features of this property?
This property features: Two‑family home offers strong income potential.; Suitable for owner‑occupancy with rental income.; Includes a two‑car garage.
