Detached Two-Family
For Sale
$1,300,000
185 Tenafly Pl, Staten Island, NY 10312
Separate entrances and utility meters support privacy between the main residence and lower apartment.
Property Size2,400 SF
Price / SF$541.67
Days on Market54
Property Features for 185 Tenafly Pl
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Sprinkler System
Yes
Multifamily Units
2
Building Details
Year Built
1996
Buildings
1
Listing Agency:
SI Premiere Properties
Listed By:
Matthew Surizon
(718) 667-6400
Source:
Statenislandhomelistings
Added: Jul 12
Changed: Sep 2
Last Checked: Sep 2 at 6:38PM
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 SI Premiere Properties
Investment Insights
Based on property information with market context.
Built in 1996, this fully detached two-family residence combines a spacious primary home with an independently accessed lower apartment. The main dwelling includes living and dining areas, a custom eat-in kitchen with granite counters, a half bath, three bedrooms, two additional bathrooms, a laundry room, hardwood flooring, skylights, a gas fireplace, walk-in closets, and attic storage. The basement provides two additional rooms and a utility area with laundry hookups.
The lower unit offers an open living and kitchen arrangement, full bathroom, primary bedroom, and a flexible second bedroom with a walk-in closet. Recent improvements include a new roof, new heating system, and new central A/C with 2 units. Separate gas and electric meters, a 1.5-car garage, a multi-car driveway, and an in-ground sprinkler system add practical functionality. The property is in Staten Island near schools, public transportation, shopping, and restaurants, with R3X zoning.
The lower unit offers an open living and kitchen arrangement, full bathroom, primary bedroom, and a flexible second bedroom with a walk-in closet. Recent improvements include a new roof, new heating system, and new central A/C with 2 units. Separate gas and electric meters, a 1.5-car garage, a multi-car driveway, and an in-ground sprinkler system add practical functionality. The property is in Staten Island near schools, public transportation, shopping, and restaurants, with R3X zoning.
Key Highlights
- Fully detached two‑family home with separate lower‑unit entrance
- Main residence includes 3 bedrooms, walk‑in closets, skylights, and gas fireplace
- Lower apartment has open living/kitchen area, full bath, and 2 bedrooms
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
$59,306
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
4.56%
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%
$1,186,120
$1.2M
Cap Rate 7%
$847,229
$847.2K
Cap Rate 9%
$658,956
$659.0K
Market Conditions
NOI Build-Up for 2,400 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
$92.2K $38.40/SF
− Vacancy
−$7.4K −$3.10/SF
EGI
$84.7K $35.30/SF
− OpEx
−$25.4K −$10.59/SF
NOI
$59.3K $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%
$1,186,120
Cap Rate 7%
$847,229
Cap Rate 9%
$658,956
Alternative Uses
Best Use
Multifamily LT 5
$847.2K
$741.3K – $988.4K
NOI $59,306 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$745.4K
$652.2K – $869.6K
NOI $52,177 @ 7.0% cap · market cap 4.01%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,161 @ 7.0% cap · market cap 6.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
452
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 - Separate entrances and utility meters support privacy between the main residence and lower apartment.
Where is this duplex located?
The property is located at 185 Tenafly Pl Staten Island, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Fully detached two‑family home with separate lower‑unit entrance; Main residence includes 3 bedrooms, walk‑in closets, skylights, and gas fireplace; Lower apartment has open living/kitchen area, full bath, and 2 bedrooms
