Detached Duplex with Saltwater
For Sale
$1,200,000
192 Sinclair Ave, Staten Island, NY 10312
Updated kitchens, finished basement space, and a separate above-ground apartment create a flexible two-family layout.
Property Size2,392 SF
Price / SF$501.67
Days on Market110
Property Features for 192 Sinclair Ave
General Information
Standard status
Active
Size
2,392 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 1BR
Multifamily Units
2
Additional Details
Sprinkler System
Yes
Amenities
in-ground saltwater pool
solar panels
tankless hot water system
Andersen windows
central A/C
garage door opener
Building Details
Year Built
1974
Buildings
1
Listing Agency:
Neuhaus Realty, Inc.
Listed By:
Emad Boulos · License #1040134122
(917) 902-4835
Source:
Statenislandhomelistings
Added: May 16
Changed: Sep 2
Last Checked: Sep 2 at 6:35PM
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 Neuhaus Realty, Inc.
Investment Insights
Based on property information with market context.
This detached duplex, built in 1974, combines a primary residence with a separate above-ground apartment. The main unit includes three bedrooms, living and dining areas, hardwood flooring, an updated kitchen, and a Florida room facing the backyard. Its finished basement adds a separate entrance, full kitchen, full bathroom, and one bedroom. The additional apartment provides one bedroom, a full bathroom, kitchen, and washer and dryer.
Outdoor improvements include an in-ground saltwater pool with a new liner and filter, along with a sprinkler system and two driveways serving parking for up to five cars. Property features also include fully paid solar panels, a tankless hot water system, Andersen windows, and a central A/C system that is 5 years old. The roof is 11 years old, and a garage door opener is installed.
Outdoor improvements include an in-ground saltwater pool with a new liner and filter, along with a sprinkler system and two driveways serving parking for up to five cars. Property features also include fully paid solar panels, a tankless hot water system, Andersen windows, and a central A/C system that is 5 years old. The roof is 11 years old, and a garage door opener is installed.
Key Highlights
- Detached two‑family property built in 1974
- In‑ground saltwater pool with brand new liner and filter
- Main unit includes 3 bedrooms plus a finished basement with 1 bedroom
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
$59,108
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
4.93%
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%
$1,182,160
$1.2M
Cap Rate 7%
$844,400
$844.4K
Cap Rate 9%
$656,756
$656.8K
Market Conditions
NOI Build-Up for 2,392 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
$91.9K $38.40/SF
− Vacancy
−$7.4K −$3.10/SF
EGI
$84.4K $35.30/SF
− OpEx
−$25.3K −$10.59/SF
NOI
$59.1K $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%
$1,182,160
Cap Rate 7%
$844,400
Cap Rate 9%
$656,756
Alternative Uses
Best Use
Multifamily LT 5
$844.4K
$738.9K – $985.1K
NOI $59,108 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$742.9K
$650.0K – $866.7K
NOI $52,003 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$1.14M
$998.7K – $1.33M
NOI $79,893 @ 7.0% cap · market cap 6.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Sprinkler system
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 - Updated kitchens, finished basement space, and a separate above-ground apartment create a flexible two-family layout.
Where is this duplex located?
The property is located at 192 Sinclair Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Detached two‑family property built in 1974; In‑ground saltwater pool with brand new liner and filter; Main unit includes 3 bedrooms plus a finished basement with 1 bedroom
