Flex Space with
New
For Sale
$679,000
30 Dolson Pl, Staten Island, NY 10303
Combined property includes warehouse, office area, and a half bathroom across adjacent parcels.
Property Size1,400 SF
Lot Size0.31 Acres
Price / SF$485
Days on Market2
Property Features for 30 Dolson Pl
General Information
Standard status
Active
Size
1,400 SF
Lot size
0.31 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Warehouse Space
1,400 SF
Taxes and HOA fees
Annual Taxes
$11,813
Building Details
Building Size
1,400 SF
Year Built
1984
Buildings
1
Stories
1
Units
1
Listing Agency:
Tom Crimmins Realty, Ltd.
(917) 459-4325
Listed By:
John Roda · License #10401269689
(917) 459-4325
Source:
Elliman
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 3:55AM
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 Tom Crimmins Realty, Ltd.
Investment Insights
Based on property information with market context.
This flex-space property combines two adjacent parcels totaling 13,489 square feet. Improvements include a 1,400-square-foot warehouse with office space and a half bathroom, positioned on a 3,600-square-foot lot alongside a vacant 9,889-square-foot lot. The building was constructed in 1984.
Located on a dead-end street at 30 Dolson Pl in Staten Island, the property provides access to Forest Avenue shopping, the Staten Island Expressway, and the Goethals Bridge. The surrounding area records a walk score of 75, a transit score of 56, and a bike score of 49.
Located on a dead-end street at 30 Dolson Pl in Staten Island, the property provides access to Forest Avenue shopping, the Staten Island Expressway, and the Goethals Bridge. The surrounding area records a walk score of 75, a transit score of 56, and a bike score of 49.
Key Highlights
- Two adjacent parcels totaling 13,489 square feet
- 1,400‑square‑foot warehouse with office space and half bathroom
- 3,600‑square‑foot lot with improvements plus adjacent vacant 9,889‑square‑foot lot
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
$32,054
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
4.72%
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%
$641,080
$641.1K
Cap Rate 7%
$457,914
$457.9K
Cap Rate 9%
$356,156
$356.2K
Market Conditions
NOI Build-Up for 1,400 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
$53.8K $38.40/SF
− Vacancy
−$11.0K −$7.87/SF
EGI
$42.7K $30.53/SF
− OpEx
−$10.7K −$7.63/SF
NOI
$32.1K $22.90/SF
Area
Staten Island, NY
Vacancy
20.50%
Lease Rate
$38.40 /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%
$641,080
Cap Rate 7%
$457,914
Cap Rate 9%
$356,156
Alternative Uses
Best Use
Office B
$457.9K
$400.7K – $534.2K
NOI $32,054 @ 7.0% cap · market cap 4.72%
Second Best
Warehouse
$424.1K
$371.1K – $494.8K
NOI $29,688 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$668.0K
$584.5K – $779.3K
NOI $46,760 @ 7.0% cap · market cap 6.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
791
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10303, NY
28,155
Population
9,580
Households
2.9
Avg Household Size
34
Median Age
30%
College-Educated
83%
High-School Grad
3.2 sq mi
ZIP Area
8,798
Density / Sq Mi
$79,429
Median Household Income
$49,072
Median Earnings
$1,520
Median Rent
$457,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Combined property includes warehouse, office area, and a half bathroom across adjacent parcels.
Where is this flex space located?
The property is located at 30 Dolson Pl Staten Island, NY.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Two adjacent parcels totaling 13,489 square feet; 1,400‑square‑foot warehouse with office space and half bathroom; 3,600‑square‑foot lot with improvements plus adjacent vacant 9,889‑square‑foot lot
