Staten Island Medical Suites
For Sale
$2,999,999
2281 VICTORY BLVD, Staten Island, NY 10314
Three medical buildings and one vacant lot in Westerleigh.
Property Size8,000 SF
Price / SF$374
Days on Market123
Property Features for 2281 VICTORY BLVD
General Information
Standard status
Active
Size
8,000 SF
Property subtype
General Commercial
Amenities
3
Listing Agency:
MadisonEstates Sothebys Realty
(718) 645-1665
Listed By:
Joseph Baglio
(718) 645-1665
Source:
Xome
Added: Apr 24
Changed: Aug 23
Last Checked: Aug 24 at 5:00AM
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 MadisonEstates Sothebys Realty
Investment Insights
Based on property information with market context.
Located in the heart of Westerleigh, Staten Island, the properties at 2281, 2285, and 2291 Victory Boulevard comprise three professional suites available for sale individually or as a package. The location offers convenient access to major transportation routes and public transit. The portfolio includes three medical buildings and one vacant lot, totaling 16,143 square feet. Zoned R3-2, the property allows for 16,143 buildable square feet, presenting potential for future development or expansion. Each building is well-maintained and equipped with separate HVAC systems, handicap-accessible ramps, and updated mechanical and structural components. Two of the buildings are fully occupied by professional medical tenants, while one building is vacant, providing an opportunity for immediate use or additional leasing. This portfolio is suitable for investors and owner-users seeking medical real estate in a desirable New York City location. The location has a walk score of 88, indicating it is very walkable, a transit score of 58, indicating good transit options, and a bike score of 50, indicating it is bikeable.
Key Highlights
- Prime Staten Island location in Westerleigh with excellent access to major roads and mass transit.
- Portfolio of three medical buildings and one vacant lot, totaling 16,143 square feet.
- Zoned R3‑2 with 16,143 buildable square feet, offering strong development/expansion potential.
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
$204,919
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
6.83%
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%
$4,098,380
$4.1M
Cap Rate 7%
$2,927,414
$2.9M
Cap Rate 9%
$2,276,878
$2.3M
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
$343.7K $42.96/SF
− Vacancy
−$70.5K −$8.81/SF
EGI
$273.2K $34.15/SF
− OpEx
−$68.3K −$8.54/SF
NOI
$204.9K $25.61/SF
Area
ZIP 10314
Vacancy
20.50%
Lease Rate
$42.96 /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%
$4,098,380
Cap Rate 7%
$2,927,414
Cap Rate 9%
$2,276,878
Alternative Uses
Best Use
Office B
$2.93M
$2.56M – $3.42M
NOI $204,919 @ 7.0% cap · market cap 6.83%
Second Best
Healthcare Medical
$1.99M
$1.74M – $2.32M
NOI $139,277 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$3.82M
$3.34M – $4.45M
NOI $267,202 @ 7.0% cap · market cap 8.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Three medical buildings and one vacant lot in Westerleigh.
Where is this medical office space located?
The property is located at 2281 VICTORY BLVD Staten Island, NY.
What is the asking price?
The asking price for this property is $2,999,999.
What are key features of this property?
This property features: Prime Staten Island location in Westerleigh with excellent access to major roads and mass transit.; Portfolio of three medical buildings and one vacant lot, totaling 16,143 square feet.; Zoned R3‑2 with 16,143 buildable square feet, offering strong development/expansion potential.
