Two-Family Duplex with
New
For Sale
$949,998
173 Colony Avenue, Staten Island, NY 10306
Residential Income, Staten Island, NY
Property Size2,450 SF
Lot Size0.07 Acres
Price / SF$387.75
Days on Market4
Property Features for 173 Colony Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-2
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 4, Bathroom 3
Fencing
Fenced
Lot features
Back Yard
Subdivision
Midland Beach
Standard status
Active
APN
3805-43
Size
2,450 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
5883
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Building Details
Year built
2003
Floors in Building
3
Number of units
1
Building materials
Vinyl Siding
Architectural style
Colonial
Listing Agency:
Homes R Us Realty of NY, Inc.
(718) 668-2550
Listed By:
Miroslava Simanovsky · License #40SI0750581
(646) 595-8870
Added: Sep 28
Changed: Sep 30
Last Checked: Oct 1 at 4:06PM
MLS# 2605469
Copyright © 2026 Staten Island Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,450-square-foot, two-family Colonial was built in 2003 and has vinyl siding, central air, and forced-air electric heat. The main residence includes three bedrooms, one full bathroom, a half bath, a formal living room, and an eat-in kitchen. Hardwood flooring, a separate laundry room, a utility room, and deck access from the second bedroom add to the layout. A lower-level family room has its own entrance. The second unit is arranged on two levels, with a living room, kitchen area, and full bathroom upstairs and a full-size bedroom below.
The property also has a built-in garage, a two-car driveway, rear storage, and a fenced lot measuring 0.0686 acres. It is zoned R3-2 and is located in Midland Beach on Staten Island, near the beach and boardwalk, the Verrazzano-Narrows Bridge, the Staten Island Railway, local and SIM express buses, schools, shopping, and restaurants.
The property also has a built-in garage, a two-car driveway, rear storage, and a fenced lot measuring 0.0686 acres. It is zoned R3-2 and is located in Midland Beach on Staten Island, near the beach and boardwalk, the Verrazzano-Narrows Bridge, the Staten Island Railway, local and SIM express buses, schools, shopping, and restaurants.
Key Highlights
- Two‑family property with a three‑bedroom main residence and a separate rental unit
- Main unit includes 3 bedrooms, 1 full bath, and 1 half bath
- Two‑level rental unit has a full‑size bedroom, living room, kitchen area, and full bathroom
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
$62,234
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
6.55%
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%
$1,244,680
$1.2M
Cap Rate 7%
$889,057
$889.1K
Cap Rate 9%
$691,489
$691.5K
Market Conditions
NOI Build-Up for 2,450 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
$94.1K $38.40/SF
− Vacancy
−$5.2K −$2.11/SF
EGI
$88.9K $36.29/SF
− OpEx
−$26.7K −$10.89/SF
NOI
$62.2K $25.40/SF
Area
ZIP 10306
Vacancy
5.50%
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%
$1,244,680
Cap Rate 7%
$889,057
Cap Rate 9%
$691,489
Alternative Uses
Best Use
Multifamily LT 5
$889.1K
$777.9K – $1.04M
NOI $62,234 @ 7.0% cap · market cap 6.55%
Second Best
Apartment 5plus
$790.0K
$691.3K – $921.7K
NOI $55,301 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,831 @ 7.0% cap · market cap 8.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
674
Businesses Nearby
Explore this area
Business Placement
Demographics for 10306, NY
57,919
Population
21,299
Households
2.7
Avg Household Size
43
Median Age
34%
College-Educated
88%
High-School Grad
7.2 sq mi
ZIP Area
8,044
Density / Sq Mi
$97,746
Median Household Income
$54,052
Median Earnings
$1,743
Median Rent
$675,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate living areas and a second rental unit provide options for household use and additional rental income.
Where is this duplex located?
The property is located at 173 Colony Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $949,998.
What are key features of this property?
This property features: Two‑family property with a three‑bedroom main residence and a separate rental unit; Main unit includes 3 bedrooms, 1 full bath, and 1 half bath; Two‑level rental unit has a full‑size bedroom, living room, kitchen area, and full bathroom
