Spacious Two-Family Corner
For Sale
$1,248,000
Pending
166 Sinclair Ave, Staten Island, NY 10312
Large two-family home with investment potential in Huguenot.
Property Size2,600 SF
Lot Size0.11 Acres
Days on Market99
Property Features for 166 Sinclair Ave
General Information
Standard status
Pending
Size
2,600 SF
Lot size
0.11 Acres
Property subtype
Multi Family
Building Details
Building Size
2,600 SF
Year Built
1984
Stories
2
Listing Agency:
RE/MAX Edge
(718) 612-3088
Listed By:
Renzhang Danny Dong · License #RD7348
(718) 612-3088
Source:
Elliman
Added: May 20
Changed: Aug 24
Last Checked: Aug 25 at 7:33AM
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 RE/MAX Edge
Investment Insights
Based on property information with market context.
This extra-large broadside hi ranch is a legal two-family corner property located in Huguenot. The expansive residence offers versatile living space suitable for various living arrangements or as an income-producing opportunity with a spacious two-bedroom apartment. The home features two above-ground levels plus a high-ceiling finished basement, with 5 bedrooms and 3.5 baths on a 50x100 lot. The building size is 50x30. The property is conveniently located near Costco, Staten Island Mall, Atrium Mall, restaurants, parks, and the Korean War Parkway, and is near local schools. The main unit on the second floor features a formal living room, dining room with balcony access, an open kitchen with granite countertops and stainless-steel appliances, a full bath, a master bedroom with a half bath, and two additional bedrooms. The first floor includes a 3/4 bath, double closets, access to a built-in garage, and the basement. The side apartment, located on the first floor, includes a living room with a split unit, a kitchen/dining combo, two spacious bedrooms, and a full bath. The basement contains utilities, laundry, a storage room, and a separate thermostat for heating. A sprinkler system is installed, and a hooked-up security system is present. The property includes two-sided yards suitable for entertaining or gardening. The roof is 15 years old, and the property has two furnaces, two boilers, newer windows, baseboard heating, and central air conditioning in the main unit, with a split unit and window units in the apartment.
Key Highlights
- Legal two‑family property offering versatile living arrangements or income potential with a spacious two‑bedroom apartment
- Expansive residence with 5 bedrooms and 3.5 baths, plus a high‑ceiling finished basement
- Main unit features granite countertops, stainless‑steel appliances, and central air conditioning
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
$37,066
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
2.97%
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%
$741,320
$741.3K
Cap Rate 7%
$529,514
$529.5K
Cap Rate 9%
$411,844
$411.8K
Market Conditions
NOI Build-Up for 1,500 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
$57.6K $38.40/SF
− Vacancy
−$4.6K −$3.10/SF
EGI
$53.0K $35.30/SF
− OpEx
−$15.9K −$10.59/SF
NOI
$37.1K $24.71/SF
Area
ZIP 10312
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%
$741,320
Cap Rate 7%
$529,514
Cap Rate 9%
$411,844
Alternative Uses
Best Use
Multifamily LT 5
$529.5K
$463.3K – $617.8K
NOI $37,066 @ 7.0% cap · market cap 2.97%
Second Best
Apartment 5plus
$465.9K
$407.6K – $543.5K
NOI $32,611 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$715.7K
$626.3K – $835.0K
NOI $50,100 @ 7.0% cap · market cap 4.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Explore this area
Business Placement
Demographics for 10312, NY
61,642
Population
22,547
Households
2.7
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
6.9 sq mi
ZIP Area
8,934
Density / Sq Mi
$111,434
Median Household Income
$62,700
Median Earnings
$1,911
Median Rent
$698,900
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 - Large two-family home with investment potential in Huguenot.
Where is this duplex located?
The property is located at 166 Sinclair Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,248,000.
What are key features of this property?
This property features: Legal two‑family property offering versatile living arrangements or income potential with a spacious two‑bedroom apartment; Expansive residence with **5 bedrooms and 3.5 baths**, plus a high‑ceiling finished basement; Main unit features **granite countertops, stainless‑steel appliances, and central air conditioning**
