Detached Two-Family
For Sale
Contact for pricing
228 Sand Lane, Staten Island, NY 10305
Two residences feature eat-in kitchens, combined living and dining areas, a full unfinished basement, and a backyard.
Property Size1,050 SF
Price / SF$665.71
Days on Market9
Property Features for 228 Sand Lane
General Information
Standard status
Active
Size
1,050 SF
Property subtype
Multifamily
Zoning
R3-1
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Amenities
backyard
Building Details
Year Built
1931
Buildings
1
Stories
3
Units
2
Listing Agency:
The Agency NYC Real Estate
(917) 886-5459
Listed By:
Daniel Hall · License #10301217030
Source:
Crexi
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 30 at 4:21AM
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 The Agency NYC Real Estate
Investment Insights
Based on property information with market context.
Located at 228 Sand Lane in Staten Island’s South Beach area, this detached duplex contains two residences arranged with two bedrooms over two bedrooms. Each level includes an eat-in kitchen and a combined living and dining area, while the property also provides a full unfinished basement and backyard.
The home was built in 1931 and is zoned R3-1. Shopping and transportation are located nearby. Tenant access is managed by appointment, with showings scheduled in advance.
The home was built in 1931 and is zoned R3-1. Shopping and transportation are located nearby. Tenant access is managed by appointment, with showings scheduled in advance.
Key Highlights
- Two‑family detached home with a two‑bedroom‑over‑two‑bedroom layout
- Eat‑in kitchens on both residential levels
- Living and dining areas included in each residence
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
$27,568
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
3.94%
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%
$551,360
$551.4K
Cap Rate 7%
$393,829
$393.8K
Cap Rate 9%
$306,311
$306.3K
Market Conditions
NOI Build-Up for 1,050 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
$42.8K $40.80/SF
− Vacancy
−$3.5K −$3.29/SF
EGI
$39.4K $37.51/SF
− OpEx
−$11.8K −$11.25/SF
NOI
$27.6K $26.26/SF
Area
ZIP 10305
Vacancy
8.07%
Lease Rate
$40.80 /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%
$551,360
Cap Rate 7%
$393,829
Cap Rate 9%
$306,311
Alternative Uses
Best Use
Multifamily LT 5
$393.8K
$344.6K – $459.5K
NOI $27,568 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$362.3K
$317.1K – $422.7K
NOI $25,364 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$501.0K
$438.4K – $584.5K
NOI $35,070 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
661
Businesses Nearby
Explore this area
Business Placement
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
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 - Two residences feature eat-in kitchens, combined living and dining areas, a full unfinished basement, and a backyard.
Where is this duplex located?
The property is located at 228 Sand Lane Staten Island, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two‑family detached home with a two‑bedroom‑over‑two‑bedroom layout; Eat‑in kitchens on both residential levels; Living and dining areas included in each residence
