New Construction Two-Family
For Sale
$1,699,999
Pending
251 Graves St, Staten Island, NY 10314
Two expansive units feature private laundry, five bathrooms, and a finished basement with separate entrance.
Property Size3,975 SF
Days on Market325
Property Features for 251 Graves St
General Information
Standard status
Pending
Size
3,975 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Above Realty Inc.
Listed By:
Jonilda Beqiri · License #10311208813
(917) 822-2209
Source:
Statenislandhomelistings
Added: Oct 15, 2025
Changed: Sep 2
Last Checked: Sep 2 at 6:38PM
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 Above Realty Inc.
Investment Insights
Based on property information with market context.
Planned for completion in 2026, this new-construction duplex contains two expansive residential units in a 6-over-6 configuration. Each unit includes private laundry, while the property provides 5 bathrooms overall. The building occupies a 25-by-60-foot footprint and contains 3,975 square feet.
A fully finished basement with its own entrance adds flexible interior space for recreation or extended living. The property is located at 251 Graves St in Staten Island’s Manor Heights, with completion scheduled for Summer 2026. Its two-family configuration supports either owner occupancy or investment use, as stated in the property information.
A fully finished basement with its own entrance adds flexible interior space for recreation or extended living. The property is located at 251 Graves St in Staten Island’s Manor Heights, with completion scheduled for Summer 2026. Its two-family configuration supports either owner occupancy or investment use, as stated in the property information.
Key Highlights
- Two‑family duplex with a 6‑over‑6 layout
- 3,975 square feet on a 25x60 footprint
- 5 bathrooms across the property
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
$108,417
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
6.38%
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%
$2,168,340
$2.2M
Cap Rate 7%
$1,548,814
$1.5M
Cap Rate 9%
$1,204,633
$1.2M
Market Conditions
NOI Build-Up for 3,975 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
$162.2K $40.80/SF
− Vacancy
−$7.3K −$1.84/SF
EGI
$154.9K $38.96/SF
− OpEx
−$46.5K −$11.69/SF
NOI
$108.4K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
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%
$2,168,340
Cap Rate 7%
$1,548,814
Cap Rate 9%
$1,204,633
Alternative Uses
Best Use
Multifamily LT 5
$1.55M
$1.36M – $1.81M
NOI $108,417 @ 7.0% cap · market cap 6.38%
Second Best
Apartment 5plus
$1.44M
$1.26M – $1.68M
NOI $100,533 @ 7.0% cap · market cap 5.91%
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,766 @ 7.0% cap · market cap 7.81%
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
544
Businesses Nearby
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two expansive units feature private laundry, five bathrooms, and a finished basement with separate entrance.
Where is this duplex located?
The property is located at 251 Graves St Staten Island, NY.
What is the asking price?
The asking price for this property is $1,699,999.
What are key features of this property?
This property features: Two‑family duplex with a 6‑over‑6 layout; 3,975 square feet on a 25x60 footprint; 5 bathrooms across the property
