New Construction Oversized Two-Family
For Sale
Contact for pricing
301 Sharrott Avenue, Staten Island, NY 10309
New construction two-family home with finished basements and custom features.
Property Size2,982 SF
Lot Size0.11 Acres
Price / SF$429.21
Days on Market156
Property Features for 301 Sharrott Avenue
General Information
Standard status
Active
Size
2,982 SF
Lot size
0.11 Acres
Property subtype
Multifamily
Zoning
R-3X
Building Details
Year Built
2026
Stories
2
Units
2
Listing Agency:
Barbara A. Smith
(718) 667-9100
Listed By:
Barbara Smith · License #10351207568
Source:
Crexi
Added: Mar 23
Changed: Aug 19
Last Checked: Aug 23 at 11:35PM
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 Barbara A. Smith
Investment Insights
Based on property information with market context.
This is a new construction, oversized two-family home. Each unit features an open concept layout with a living room, dining combo, and kitchen. Each unit contains 3 bedrooms and 3 baths. The primary bedroom includes a 3/4 bath and a walk-in closet. Each unit also features its own finished basement with a 3/4 bath and a separate entrance. The property, situated on a 40 x 120 lot, includes many custom features and has 3 electric meters. The property contains 2,982 square feet. Gas is available. The finished basement has a separate entrance. It is suitable for a multigenerational family.
Key Highlights
- New Construction (2026): Modern build.
- Two Spacious Units (6/6): Ideal for rental income.
- Finished Basements with Separate Entrances: Adds living 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
$74,157
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
5.79%
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%
$1,483,140
$1.5M
Cap Rate 7%
$1,059,386
$1.1M
Cap Rate 9%
$823,967
$824.0K
Market Conditions
NOI Build-Up for 2,982 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
$110.9K $37.20/SF
− Vacancy
−$5.0K −$1.67/SF
EGI
$105.9K $35.53/SF
− OpEx
−$31.8K −$10.66/SF
NOI
$74.2K $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%
$1,483,140
Cap Rate 7%
$1,059,386
Cap Rate 9%
$823,967
Alternative Uses
Best Use
Multifamily LT 5
$1.06M
$927.0K – $1.24M
NOI $74,157 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$944.7K
$826.6K – $1.10M
NOI $66,129 @ 7.0% cap · market cap 5.17%
Theoretical Best
Office A
$1.42M
$1.24M – $1.66M
NOI $99,599 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
309
Businesses Nearby
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
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 - New construction two-family home with finished basements and custom features.
Where is this duplex located?
The property is located at 301 Sharrott Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,279,900.
What are key features of this property?
This property features: New Construction (2026): Modern build.; Two Spacious Units (6/6): Ideal for rental income.; Finished Basements with Separate Entrances: Adds living space.
