Four-Unit Mixed-Use
For Sale
Contact for pricing
1855-1857 Forest Avenue, Staten Island, NY 10303
Two commercial buildings offer a multi-unit configuration with an existing barber shop tenancy.
Property Size5,700 SF
Price / SF$347.37
Days on Market130
Property Features for 1855-1857 Forest Avenue
General Information
Standard status
Active
Size
5,700 SF
Property subtype
Mixed Use
Zoning
C1-1
Building Details
Year Built
2000
Buildings
2
Units
4
Tenancy
Multi
Listing Agency:
Gillani Homes Inc.
(718) 442-4401
Listed By:
Mary Faulds
Source:
Crexi
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 30 at 6:55PM
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 Gillani Homes Inc.
Investment Insights
Based on property information with market context.
This mixed-use property includes two commercial buildings containing four units across 5,700 square feet. Constructed in 2000, the property is zoned C1-1 and includes an existing barber shop tenant in one unit.
The asset is located at 1855-1857 Forest Avenue in Staten Island, New York 10303. Its two-building layout and four-unit configuration provide a defined commercial property format for ownership or occupancy considerations.
The asset is located at 1855-1857 Forest Avenue in Staten Island, New York 10303. Its two-building layout and four-unit configuration provide a defined commercial property format for ownership or occupancy considerations.
Key Highlights
- Two commercial buildings totaling 5,700 square feet
- Four commercial units across the property
- One unit is occupied by a barber shop
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
$122,669
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
6.20%
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%
$2,453,380
$2.5M
Cap Rate 7%
$1,752,414
$1.8M
Cap Rate 9%
$1,362,989
$1.4M
Market Conditions
NOI Build-Up for 5,700 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
$191.5K $33.60/SF
− Vacancy
−$16.3K −$2.86/SF
EGI
$175.2K $30.74/SF
− OpEx
−$52.6K −$9.22/SF
NOI
$122.7K $21.52/SF
Area
Staten Island, NY
Vacancy
8.50%
Lease Rate
$33.60 /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%
$2,453,380
Cap Rate 7%
$1,752,414
Cap Rate 9%
$1,362,989
Alternative Uses
Best Use
Retail
$1.75M
$1.53M – $2.04M
NOI $122,669 @ 7.0% cap · market cap 6.20%
Second Best
Mixed Use
$1.61M
$1.41M – $1.88M
NOI $112,860 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$2.72M
$2.38M – $3.17M
NOI $190,381 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,051
Businesses Nearby
331k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 38%
Dining 34%
Shops & Services 21%
Electronics 5%
ShopRite
Groceries
85,100 visits/mo
0.3 miles
Wendy's
Dining
40,221 visits/mo
0.3 miles
Western Beef
Groceries
39,567 visits/mo
0.3 miles
Dollar Tree
Shops & Services
20,998 visits/mo
0.2 miles
McDonald's
Dining
18,568 visits/mo
0.1 miles
Demographics for 10303, NY
28,155
Population
9,580
Households
2.9
Avg Household Size
34
Median Age
30%
College-Educated
83%
High-School Grad
3.2 sq mi
ZIP Area
8,798
Density / Sq Mi
$79,429
Median Household Income
$49,072
Median Earnings
$1,520
Median Rent
$457,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two commercial buildings offer a multi-unit configuration with an existing barber shop tenancy.
Where is this mixed-use property located?
The property is located at 1855-1857 Forest Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,980,000.
What are key features of this property?
This property features: Two commercial buildings totaling 5,700 square feet; Four commercial units across the property; One unit is occupied by a barber shop
