Duplex with Finished
For Sale
$1,599,999
260 Armstrong Avenue, Staten Island, NY 10308
Residential, Staten Island, NY
Property Size2,232 SF
Lot Size0.18 Acres
Price / SF$716.85
Days on Market8
Property Features for 260 Armstrong Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3A
Bathrooms
4
Full bathrooms
2
Rooms
Bathroom 3, Bathroom 4, Bathroom 1, Bathroom 2
Basement
Full, Finished
Subdivision
Great Kill
Standard status
Active
Size
2,232 SF
Lot size
0.18 Acres
Building Details
Year built
1965
Floors in Building
1
Flooring type
Hardwood, Tile
Building materials
Brick
Listing Agency:
Tiger Realty
(917) 708-9966
Listed By:
Shan (Rachel) Su
(717) 824-7337
Added: Sep 24
Changed: Sep 25
Last Checked: Oct 1 at 5:06PM
MLS# 504847
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 brick duplex contains two residences, each with four bedrooms and two bathrooms. Formal living and dining rooms provide defined gathering areas, while eat-in kitchens include new appliances. Hardwood and tile flooring are present in the property. The finished basement has vinyl flooring, a three-quarter bathroom, and separate entrances at the front and rear.
Three meters are in place, with the basement described as having potential for a future additional-space setup. The property occupies a 0.1756-acre lot and is zoned R3A. Schools, parks, shopping, dining, and transportation are nearby.
Three meters are in place, with the basement described as having potential for a future additional-space setup. The property occupies a 0.1756-acre lot and is zoned R3A. Schools, parks, shopping, dining, and transportation are nearby.
Key Highlights
- Two residences, each with 4 bedrooms and 2 bathrooms
- Finished basement with a 3/4 bathroom and front and rear entrances
- Three meters; basement setup allows for potential future additional space
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
1,159
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
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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 residences offer separate living and dining rooms, eat-in kitchens, and a finished lower level.
Where is this duplex located?
The property is located at 260 Armstrong Avenue 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 with a 3/4 bathroom and front and rear entrances; Three meters; basement setup allows for potential future additional space
