Duplex with Finished
New
For Sale
$1,599,999
260 Armstrong Ave, Staten Island, NY 10308
Two four-bedroom residences share formal living and dining rooms, eat-in kitchens, and a lower level with separate exterior access.
Property Size2,232 SF
Days on Market2
Property Features for 260 Armstrong Ave
General Information
Standard status
Active
Size
2,232 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
fully finished basement
3/4 bathroom
luxury vinyl flooring
formal living and dining rooms
eat-in kitchens
brand-new appliances
Building Details
Building Size
2,232 SF
Year Built
1965
Stories
1
Listing Agency:
Tiger Realty
Listed By:
Shan (Rachel) Su
(917) 708-9966
Source:
Elliman
Added: Sep 26
Last Checked: Sep 26 at 2:18PM
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 Tiger Realty
Investment Insights
Based on property information with market context.
This duplex contains two residences, each with 4 bedrooms and 2 bathrooms. Both units include formal living and dining rooms, along with eat-in kitchens equipped with new appliances. The finished basement has luxury vinyl flooring, a 3/4 bathroom, and separate entrances at the front and rear. Three meters are in place to support a possible future basement-level setup.
Key Highlights
- Two residences, each with 4 bedrooms and 2 bathrooms
- Finished basement includes a 3/4 bathroom and luxury vinyl flooring
- Separate front and rear basement entrances
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
$55,506
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
3.47%
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%
$1,110,120
$1.1M
Cap Rate 7%
$792,943
$792.9K
Cap Rate 9%
$616,733
$616.7K
Market Conditions
NOI Build-Up for 2,232 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
$83.0K $37.20/SF
− Vacancy
−$3.7K −$1.67/SF
EGI
$79.3K $35.53/SF
− OpEx
−$23.8K −$10.66/SF
NOI
$55.5K $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%
$1,110,120
Cap Rate 7%
$792,943
Cap Rate 9%
$616,733
Alternative Uses
Best Use
Multifamily LT 5
$792.9K
$693.8K – $925.1K
NOI $55,506 @ 7.0% cap · market cap 3.47%
Second Best
Apartment 5plus
$707.1K
$618.7K – $825.0K
NOI $49,497 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$1.06M
$931.9K – $1.24M
NOI $74,549 @ 7.0% cap · market cap 4.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two four-bedroom residences share formal living and dining rooms, eat-in kitchens, and a lower level with separate exterior access.
Where is this duplex located?
The property is located at 260 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: Two residences, each with 4 bedrooms and 2 bathrooms; Finished basement includes a 3/4 bathroom and luxury vinyl flooring; Separate front and rear basement entrances
