Mixed-Use Building with
For Sale
Contact for pricing
2-4, Staten Island, NY 10301
Two-building package combines commercial occupancy, seven two-bedroom residences, and private garage facilities under C2-1 zoning.
Property Size8,232 SF
Price / SF$400.87
Days on Market255
Property Features for 2-4
General Information
Standard status
Active
Size
8,232 SF
Total Parking Spaces
12
Property subtype
Business for Sale, Multifamily, Mixed Use
Zoning
C2-1
Building Details
Year Built
1972
Buildings
2
Units
6
Listing Agency:
M&M Homes Inc.
(718) 966-2100
Listed By:
Sookhee Yi · License #10401210571
Source:
Crexi
Added: Dec 19, 2025
Changed: Aug 31
Last Checked: Aug 31 at 1:17AM
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 M&M Homes Inc.
Investment Insights
Based on property information with market context.
This 8,232-square-foot mixed-use package includes the properties at 2-4 St. Pauls Avenue and 65 St. Pauls Avenue. Built in 1972, the buildings include commercial space occupied by North Shore People's Credit Union, five two-bedroom residences at 2-4 St. Pauls Avenue, and two additional two-bedroom residences at 65 St. Pauls Avenue. Residential units include private washer and dryer hookups.
The 65 St. Pauls Avenue property also contains 12 garage complexes. The two properties are being sold together, offering a combined residential, commercial, and garage configuration within Staten Island's North Shore. The asset is zoned C2-1.
The 65 St. Pauls Avenue property also contains 12 garage complexes. The two properties are being sold together, offering a combined residential, commercial, and garage configuration within Staten Island's North Shore. The asset is zoned C2-1.
Key Highlights
- 8,232 SF mixed‑use package at 2‑4 and 65 St. Pauls Avenue
- Commercial space occupied by North Shore People's Credit Union
- Five 2‑bedroom units at 2‑4 St. Pauls Avenue
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
$198,741
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
6.02%
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%
$3,974,820
$4.0M
Cap Rate 7%
$2,839,157
$2.8M
Cap Rate 9%
$2,208,233
$2.2M
Market Conditions
NOI Build-Up for 8,232 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
$286.5K $34.80/SF
− Vacancy
−$21.5K −$2.61/SF
EGI
$265.0K $32.19/SF
− OpEx
−$66.2K −$8.05/SF
NOI
$198.7K $24.14/SF
Area
Staten Island, NY
Vacancy
7.50%
Lease Rate
$34.80 /SF/Yr
Expense Ratio
25.00%
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%
$3,974,820
Cap Rate 7%
$2,839,157
Cap Rate 9%
$2,208,233
Alternative Uses
Best Use
Specialty Retail
$2.84M
$2.48M – $3.31M
NOI $198,741 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$2.61M
$2.28M – $3.04M
NOI $182,553 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$3.93M
$3.44M – $4.58M
NOI $274,951 @ 7.0% cap · market cap 8.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
835
Businesses Nearby
Explore this area
Business Placement
Demographics for 10301, NY
41,474
Population
16,631
Households
2.5
Avg Household Size
40
Median Age
38%
College-Educated
88%
High-School Grad
3.8 sq mi
ZIP Area
10,914
Density / Sq Mi
$84,937
Median Household Income
$50,140
Median Earnings
$1,697
Median Rent
$657,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-building package combines commercial occupancy, seven two-bedroom residences, and private garage facilities under C2-1 zoning.
Where is this mixed-use property located?
The property is located at 2-4 Staten Island, NY.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: 8,232 SF mixed‑use package at 2‑4 and 65 St. Pauls Avenue; Commercial space occupied by North Shore People's Credit Union; Five 2‑bedroom units at 2‑4 St. Pauls Avenue
