Two-Story Mixed-Use
For Sale
$2,450,000
250 Buel Avenue, Staten Island, NY 10305
Commercial, Staten Island, NY
Property Size7,200 SF
Lot Size0.08 Acres
Price / SF$340.28
Days on Market47
Property Features for 250 Buel Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R3-2
Subdivision
Dongan Hills-Colony
Standard status
Active
Size
7,200 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
35000
Building Details
Number of units
2
Flooring type
Hardwood, Laminate, Ceramic
Building materials
Masonry
Roof type
Flat
Listing Agency:
RE/MAX Edge · RE/MAX International
(718) 612-3088
Listed By:
Vadim Blinov · License #10401325302
(631) 771-7777
Added: Aug 5
Changed: Sep 16
Last Checked: Sep 20 at 12:06AM
MLS# 503371
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 7,200-square-foot mixed-use property is arranged over two floors and includes a 2,600-square-foot ground-level retail showroom, 1,000 square feet of rear commercial area, and 3,600 square feet of second-floor office space. The building has masonry construction, a flat roof, and a mix of hardwood, laminate, and ceramic flooring. It is partially occupied and designated R3-2 zoning.
The property is located near the Staten Island Expressway, Verrazzano-Narrows Bridge, Hylan Boulevard, and public transportation. Its address is 250 Buel Avenue, Staten Island, NY 10305. A projected 9.7% CAP rate is provided for the property.
The property is located near the Staten Island Expressway, Verrazzano-Narrows Bridge, Hylan Boulevard, and public transportation. Its address is 250 Buel Avenue, Staten Island, NY 10305. A projected 9.7% CAP rate is provided for the property.
Key Highlights
- 7,200 SF two‑story mixed‑use building
- 2,600 SF ground‑floor retail showroom
- 1,000 SF rear commercial area and 3,600 SF second‑floor office
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
$202,854
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
8.28%
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%
$4,057,080
$4.1M
Cap Rate 7%
$2,897,914
$2.9M
Cap Rate 9%
$2,253,933
$2.3M
Market Conditions
NOI Build-Up for 7,200 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
$333.5K $46.32/SF
− Vacancy
−$63.0K −$8.75/SF
EGI
$270.5K $37.57/SF
− OpEx
−$67.6K −$9.39/SF
NOI
$202.9K $28.17/SF
Area
ZIP 10305
Vacancy
18.90%
Lease Rate
$46.32 /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%
$4,057,080
Cap Rate 7%
$2,897,914
Cap Rate 9%
$2,253,933
Alternative Uses
Best Use
Office B
$2.90M
$2.54M – $3.38M
NOI $202,854 @ 7.0% cap · market cap 8.28%
Second Best
Mixed Use
$2.08M
$1.82M – $2.43M
NOI $145,800 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$3.44M
$3.01M – $4.01M
NOI $240,482 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,525
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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?
Mixed-use property - Masonry construction combines retail, rear commercial, and office areas across two levels.
Where is this mixed-use property located?
The property is located at 250 Buel Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 7,200 SF two‑story mixed‑use building; 2,600 SF ground‑floor retail showroom; 1,000 SF rear commercial area and 3,600 SF second‑floor office
