Detached Duplex with
For Sale
$1,359,000
22 Mason Boulevard, Staten Island, NY 10309
Residential, Staten Island, NY
Property Size3,000 SF
Lot Size0.26 Acres
Price / SF$453
Days on Market49
Property Features for 22 Mason Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3X
Bedrooms
4
Bathrooms
5
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 4, Bathroom 4, Bedroom 1, Bathroom 5
Interior features
Central Air, Dishwasher, Pool, Refrigerator, Stove
Basement
Finished, Full
Subdivision
Rossville
Standard status
Active
Size
3,000 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
11553
Amenities
pool
basketball court
central AC
ductless AC
solar
Building Details
Year built
1986
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Tile
Roof type
Shingle
Listing Agency:
DiTommaso Real Estate
(718) 667-8000
Listed By:
Diane Yetman
(718) 667-8000
Added: Jul 6
Changed: Aug 20
Last Checked: Aug 23 at 9:06PM
MLS# 502815
Copyright © 2026 Brooklyn New York Multiple Listing Service. 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 detached duplex offers two substantial living levels totaling 3,000 square feet, along with a fully finished basement. The layout includes four bedrooms and five bathrooms, a large living and dining area, an eat-in kitchen, family room, garage, and an additional one-bedroom apartment with side-yard access. The basement includes a three-quarter bathroom, utility area, and kitchen hookups. Interior improvements include newer bathrooms, siding, windows, electrical service, central air, ductless air conditioning, hardwood and tile flooring, and solar equipment.
Set on a 0.264-acre lot measuring 50 by 230 feet, the property provides substantial outdoor space with an in-ground pool and basketball court. The home was built in 1986 and is zoned R3X. Additional features include a shingle roof, dishwasher, refrigerator, and stove.
Set on a 0.264-acre lot measuring 50 by 230 feet, the property provides substantial outdoor space with an in-ground pool and basketball court. The home was built in 1986 and is zoned R3X. Additional features include a shingle roof, dishwasher, refrigerator, and stove.
Key Highlights
- Two‑family detached property with 3,000 square feet across two living levels
- Additional full finished basement with 3/4 bath and kitchen hookups
- Separate extra‑large 1‑bedroom apartment with side‑yard access
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
$74,605
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
5.49%
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%
$1,492,100
$1.5M
Cap Rate 7%
$1,065,786
$1.1M
Cap Rate 9%
$828,944
$828.9K
Market Conditions
NOI Build-Up for 3,000 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
$111.6K $37.20/SF
− Vacancy
−$5.0K −$1.67/SF
EGI
$106.6K $35.53/SF
− OpEx
−$32.0K −$10.66/SF
NOI
$74.6K $24.87/SF
Area
Staten Island, NY
Vacancy
4.50%
Lease Rate
$37.20 /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%
$1,492,100
Cap Rate 7%
$1,065,786
Cap Rate 9%
$828,944
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$932.6K – $1.24M
NOI $74,605 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$950.4K
$831.6K – $1.11M
NOI $66,528 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,201 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
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?
Duplex - Two-level residence includes a separate one-bedroom apartment, finished basement, central air, and extensive outdoor amenities.
Where is this duplex located?
The property is located at 22 Mason Boulevard Staten Island, NY.
What is the asking price?
The asking price for this property is $1,359,000.
What are key features of this property?
This property features: Two‑family detached property with 3,000 square feet across two living levels; Additional full finished basement with 3/4 bath and kitchen hookups; Separate extra‑large 1‑bedroom apartment with side‑yard access
