Two-Building Corner Office
For Sale
$1,300,000
Pending
343 Sand Lane, Staten Island, NY 10305
COMMERCIAL - Staten Island, NY
Property Size3,680 SF
Lot Size0.08 Acres
Days on Market446
Property Features for 343 Sand Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Arrochar
Directions
Father Capodano to Sand Lane or Hylan Blvd to Sand Lane.
Standard status
Pending
APN
3122-20
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
26041
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Amenities
fire alarm system
ADA-compliant bathrooms
Building Details
Year built
2002
Floors in Building
2
Building materials
Brick
Listing Agency:
RED DOOR REALTY GROUP
(718) 987-3667
Listed By:
Daniel Fausak
Added: May 19, 2025
Changed: Aug 4
Last Checked: Aug 7 at 9:06PM
MLS# 11500477
Copyright © 2026 My State MLS. 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 for-sale, two-building commercial property includes a two-story primary building with approximately 2,880 SF. The space features 4 to 5 large rooms, four ADA-compliant bathrooms, an elevator, and sprinkler and fire alarm systems. A second building on the same lot adds about 800 SF with two additional large rooms and a bathroom.
The property is described as a high-visibility corner and is zoned R3-2 with a C1-2 overlay. It is positioned minutes from the Verrazzano-Narrows Bridge, Staten Island University Hospital, and the South Beach Boardwalk.
Offered as a single lot with two separate structures, the layout can support a range of community-oriented and office-related uses, including medical, professional office, therapy, tutoring, daycare, and senior or community center concepts as referenced in the remarks.
The property is described as a high-visibility corner and is zoned R3-2 with a C1-2 overlay. It is positioned minutes from the Verrazzano-Narrows Bridge, Staten Island University Hospital, and the South Beach Boardwalk.
Offered as a single lot with two separate structures, the layout can support a range of community-oriented and office-related uses, including medical, professional office, therapy, tutoring, daycare, and senior or community center concepts as referenced in the remarks.
Key Highlights
- Two‑story building on 1 lot with approx. 2,880 SF and 4–5 large rooms
- Total of 4 ADA‑compliant bathrooms plus elevator, sprinkler, and fire alarm system
- Second building on the lot adds approx. 800 SF with 2 large rooms and a bathroom
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
$103,681
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
7.98%
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%
$2,073,620
$2.1M
Cap Rate 7%
$1,481,157
$1.5M
Cap Rate 9%
$1,152,011
$1.2M
Market Conditions
NOI Build-Up for 3,680 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
$170.5K $46.32/SF
− Vacancy
−$32.2K −$8.75/SF
EGI
$138.2K $37.57/SF
− OpEx
−$34.6K −$9.39/SF
NOI
$103.7K $28.17/SF
Area
ZIP 10305
Vacancy
18.90%
Lease Rate
$46.32 /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%
$2,073,620
Cap Rate 7%
$1,481,157
Cap Rate 9%
$1,152,011
Alternative Uses
Best Use
Office B
$1.48M
$1.30M – $1.73M
NOI $103,681 @ 7.0% cap · market cap 7.98%
Second Best
Healthcare Medical
$975.1K
$853.2K – $1.14M
NOI $68,254 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $122,913 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
606
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - This for-sale, two-building corner property includes elevator-served, sprinklered space with four ADA-compliant bathrooms in the primary structure.
Where is this office units located?
The property is located at 343 Sand Lane Staten Island, NY.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Two‑story building on 1 lot with approx. 2,880 SF and 4–5 large rooms; Total of 4 ADA‑compliant bathrooms plus elevator, sprinkler, and fire alarm system; Second building on the lot adds approx. 800 SF with 2 large rooms and a bathroom
