New Construction Oversized Two-Family
For Sale
$1,599,999
258 Armstrong Ave, Staten Island, NY 10308
New construction two-family home with potential for additional dwelling unit.
Property Size2,850 SF
Price / SF$561.40
Days on Market113
Property Features for 258 Armstrong Ave
General Information
Standard status
Active
Size
2,850 SF
Property subtype
Multi Family
Building Details
Building Size
2,850 SF
Listing Agency:
Momentum Real Estate LLC
Listed By:
Shan (Rachel) Su · License #10401371251
(917) 708-9966
Source:
Elliman
Added: May 14
Changed: Aug 23
Last Checked: Sep 1 at 8:29PM
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 Momentum Real Estate LLC
Investment Insights
Based on property information with market context.
This is a newly constructed, oversized two-family home featuring a 7/7 layout. Built with three meters, the property allows for the future setup of an additional dwelling unit at the basement level. Each unit includes 4 bedrooms and 2 bathrooms. The fully finished basement features a 3/4 bathroom and luxury vinyl flooring, with two separate entrances from the front and back. The property includes elegant formal living and dining rooms suitable for gatherings and relaxation. The eat-in kitchens are equipped with brand-new appliances and ample space for casual dining. The property size is 2850 square feet. The location offers convenience with close proximity to schools, parks, shopping, dining, and transportation.
Key Highlights
- New construction two‑family home (7/7 layout).
- Potential for additional dwelling unit in basement (3 meters installed).
- Each unit features 4 bedrooms and 2 bathrooms.
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
$70,874
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
4.43%
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%
$1,417,480
$1.4M
Cap Rate 7%
$1,012,486
$1.0M
Cap Rate 9%
$787,489
$787.5K
Market Conditions
NOI Build-Up for 2,850 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
$106.0K $37.20/SF
− Vacancy
−$4.8K −$1.67/SF
EGI
$101.2K $35.53/SF
− OpEx
−$30.4K −$10.66/SF
NOI
$70.9K $24.87/SF
Area
Staten Island, NY
Vacancy
4.50%
Lease Rate
$37.20 /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%
$1,417,480
Cap Rate 7%
$1,012,486
Cap Rate 9%
$787,489
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$885.9K – $1.18M
NOI $70,874 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$902.9K
$790.0K – $1.05M
NOI $63,202 @ 7.0% cap · market cap 3.95%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,191 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,392
Businesses Nearby
Explore this area
Business Placement
Demographics for 10308, NY
28,198
Population
11,093
Households
2.5
Avg Household Size
44
Median Age
40%
College-Educated
94%
High-School Grad
2.2 sq mi
ZIP Area
12,817
Density / Sq Mi
$122,654
Median Household Income
$67,149
Median Earnings
$1,729
Median Rent
$648,800
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 - New construction two-family home with potential for additional dwelling unit.
Where is this duplex located?
The property is located at 258 Armstrong Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,599,999.
What are key features of this property?
This property features: New construction two‑family home (7/7 layout).; Potential for additional dwelling unit in basement (3 meters installed).; Each unit features 4 bedrooms and 2 bathrooms.
