Private-Backyard
For Sale
Contact for pricing
308 Buel Avenue, Staten Island, NY 10305
Two separately heated residential units with finished basement space and outdoor entertaining improvements.
Property Size2,340 SF
Lot Size0.11 Acres
Price / SF$593.97
Days on Market213
Property Features for 308 Buel Avenue
General Information
Standard status
Active
Size
2,340 SF
Lot size
0.11 Acres
Property subtype
Multifamily
Zoning
R3-1
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
split ductless HVAC
backyard
hot tub
outdoor bar
pizza oven
recreation areas
laundry room
landscaped garden
Building Details
Year Built
1965
Buildings
1
Stories
2
Units
2
Listing Agency:
RE/MAX Real Estate Professionals
Listed By:
Emily Hui Chen-Liang · License #New York
(917) 708-9966
Source:
Crexi
Added: Feb 3
Changed: Sep 2
Last Checked: Sep 1 at 6:04AM
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 RE/MAX Real Estate Professionals
Investment Insights
Based on property information with market context.
This duplex at 308 Buel Avenue contains two matching residential levels, each arranged with a living room, kitchen, dining area, three bedrooms, and one full bathroom. The property measures 2,340 square feet on an oversized 52×90 lot, with a 26×45 building footprint and separate heating systems for the two units. Four split ductless heating and air-conditioning units provide additional climate control.
A fully finished basement adds two recreation areas, a ¾ bathroom, and a laundry room. The paved rear yard includes an eight-person hot tub, outdoor bar, wood-burning pizza oven, landscaped garden, mature plantings, and surrounding trees. Built in 1965 and zoned R3-1, the property is approximately one minute from Hylan Boulevard, with shopping, transportation, and local amenities nearby.
A fully finished basement adds two recreation areas, a ¾ bathroom, and a laundry room. The paved rear yard includes an eight-person hot tub, outdoor bar, wood-burning pizza oven, landscaped garden, mature plantings, and surrounding trees. Built in 1965 and zoned R3-1, the property is approximately one minute from Hylan Boulevard, with shopping, transportation, and local amenities nearby.
Key Highlights
- Two‑unit duplex with matching layouts: each level has 3 bedrooms and 1 full bathroom
- 2,340 square feet on an oversized 52×90 lot
- 26×45 building footprint with two separate heating systems
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
$61,437
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
4.42%
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%
$1,228,740
$1.2M
Cap Rate 7%
$877,671
$877.7K
Cap Rate 9%
$682,633
$682.6K
Market Conditions
NOI Build-Up for 2,340 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
$95.5K $40.80/SF
− Vacancy
−$7.7K −$3.29/SF
EGI
$87.8K $37.51/SF
− OpEx
−$26.3K −$11.25/SF
NOI
$61.4K $26.26/SF
Area
ZIP 10305
Vacancy
8.07%
Lease Rate
$40.80 /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%
$1,228,740
Cap Rate 7%
$877,671
Cap Rate 9%
$682,633
Alternative Uses
Best Use
Multifamily LT 5
$877.7K
$768.0K – $1.02M
NOI $61,437 @ 7.0% cap · market cap 4.42%
Second Best
Apartment 5plus
$807.5K
$706.6K – $942.1K
NOI $56,525 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$1.12M
$977.0K – $1.30M
NOI $78,157 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,525
Businesses Nearby
Explore this area
Business Placement
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separately heated residential units with finished basement space and outdoor entertaining improvements.
Where is this duplex located?
The property is located at 308 Buel Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,389,888.
What are key features of this property?
This property features: Two‑unit duplex with matching layouts: each level has 3 bedrooms and 1 full bathroom; 2,340 square feet on an oversized 52×90 lot; 26×45 building footprint with two separate heating systems
