Medical Office Portfolio with Vacant
For Sale
$2,100,000
2281 Victory Boulevard, Staten Island, NY 10314
Commercial, Staten Island, NY
Property Size8,000 SF
Lot Size0.37 Acres
Price / SF$262.50
Days on Market188
Property Features for 2281 Victory Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
R3-2
Subdivision
Westerleigh
Standard status
Active
Size
8,000 SF
Lot size
0.37 Acres
Building Details
Number of units
1
Listing Agency:
MadisonEstates Sothebys Realty
Listed By:
Joseph E. Baglio
(718) 645-1665
Added: Mar 11
Changed: Sep 5
Last Checked: Sep 14 at 7:06AM
MLS# 499530
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 medical office portfolio comprises three professional buildings at 2281, 2285, and 2291 Victory Boulevard, along with one vacant lot. The combined property provides 16,143 square feet of buildable area and is zoned R3-2. Each building has its own HVAC system, handicap-accessible ramp, and updated mechanical and structural components. Two buildings are occupied by medical tenants, while the third is vacant for an owner-user or future leasing plan.
The property is positioned near major arteries and mass transit in Westerleigh, Staten Island. The buildings and lot may be acquired together or individually, providing flexibility for a portfolio buyer or an operator seeking medical office space.
The property is positioned near major arteries and mass transit in Westerleigh, Staten Island. The buildings and lot may be acquired together or individually, providing flexibility for a portfolio buyer or an operator seeking medical office space.
Key Highlights
- 16,143 square feet of buildable area across three medical buildings and one vacant lot
- R3‑2 zoning
- Two buildings occupied by medical tenants; one building delivered vacant
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
$139,277
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
6.63%
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%
$2,785,540
$2.8M
Cap Rate 7%
$1,989,671
$2.0M
Cap Rate 9%
$1,547,522
$1.5M
Market Conditions
NOI Build-Up for 8,000 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
$249.6K $31.20/SF
− Vacancy
−$17.5K −$2.18/SF
EGI
$232.1K $29.02/SF
− OpEx
−$92.9K −$11.61/SF
NOI
$139.3K $17.41/SF
Area
ZIP 10314
Vacancy
7.00%
Lease Rate
$31.20 /SF/Yr
Expense Ratio
40.00%
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%
$2,785,540
Cap Rate 7%
$1,989,671
Cap Rate 9%
$1,547,522
Alternative Uses
Best Use
Office B
$2.93M
$2.56M – $3.42M
NOI $204,919 @ 7.0% cap · market cap 9.76%
Second Best
Healthcare Medical
$1.99M
$1.74M – $2.32M
NOI $139,277 @ 7.0% cap · market cap 6.63%
Theoretical Best
Office A
$3.82M
$3.34M – $4.45M
NOI $267,202 @ 7.0% cap · market cap 12.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,029
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Three professional medical properties include separate HVAC systems and handicap-accessible ramps.
Where is this medical office space located?
The property is located at 2281 Victory Boulevard Staten Island, NY.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 16,143 square feet of buildable area across three medical buildings and one vacant lot; R3‑2 zoning; Two buildings occupied by medical tenants; one building delivered vacant
