Two-Unit Duplex with Updated
For Sale
$728,000
165 Campbell Ave, Staten Island, NY 10310
Separate utilities, a private backyard, and off-street parking support flexible occupancy.
Property Size1,880 SF
Price / SF$387.23
Days on Market84
Property Features for 165 Campbell Ave
General Information
Standard status
Active
Size
1,880 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Amenities
private backyard
Building Details
Year Built
1910
Buildings
1
Listing Agency:
Ashford Homes LLC
Listed By:
Njoek Kong Tjon · License #10401380276
(929) 364-1301
Source:
Statenislandhomelistings
Added: Jun 12
Changed: Sep 1
Last Checked: Sep 1 at 8:01PM
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 Ashford Homes LLC
Investment Insights
Based on property information with market context.
This 1,880-square-foot duplex contains two separate living units, each with updated kitchen areas, generously sized bedrooms, living space, and storage. Separate utilities serve the units, while a private backyard and off-street parking add practical functionality. Built in 1910, the property can accommodate owner occupancy, rental use, or multigenerational living.
The home is located at 165 Campbell Ave in Staten Island, NY 10310, near schools, shopping, public transportation, parks, and major highways. Its two-unit layout provides distinct residential spaces within one property, with outdoor and parking features that support everyday use.
The home is located at 165 Campbell Ave in Staten Island, NY 10310, near schools, shopping, public transportation, parks, and major highways. Its two-unit layout provides distinct residential spaces within one property, with outdoor and parking features that support everyday use.
Key Highlights
- Two separate living units within a duplex configuration
- 1,880 square feet of property size
- Updated kitchens and generously sized bedrooms in each unit
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
$46,752
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
6.42%
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%
$935,040
$935.0K
Cap Rate 7%
$667,886
$667.9K
Cap Rate 9%
$519,467
$519.5K
Market Conditions
NOI Build-Up for 1,880 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
$69.9K $37.20/SF
− Vacancy
−$3.1K −$1.67/SF
EGI
$66.8K $35.53/SF
− OpEx
−$20.0K −$10.66/SF
NOI
$46.8K $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%
$935,040
Cap Rate 7%
$667,886
Cap Rate 9%
$519,467
Alternative Uses
Best Use
Multifamily LT 5
$667.9K
$584.4K – $779.2K
NOI $46,752 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$595.6K
$521.1K – $694.9K
NOI $41,691 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$897.0K
$784.9K – $1.05M
NOI $62,792 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,713
Businesses Nearby
Explore this area
Business Placement
Demographics for 10310, NY
26,667
Population
9,909
Households
2.7
Avg Household Size
37
Median Age
31%
College-Educated
88%
High-School Grad
1.8 sq mi
ZIP Area
14,815
Density / Sq Mi
$106,118
Median Household Income
$57,861
Median Earnings
$1,638
Median Rent
$623,300
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 - Separate utilities, a private backyard, and off-street parking support flexible occupancy.
Where is this duplex located?
The property is located at 165 Campbell Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $728,000.
What are key features of this property?
This property features: Two separate living units within a duplex configuration; 1,880 square feet of property size; Updated kitchens and generously sized bedrooms in each unit
