Two-Story Building Near Verrazano
For Sale
$1,300,000
343 Sand Ln, Staten Island, NY 10305
Two-story, 2,880 SF building ideal for various community services.
Property Size2,880 SF
Price / SF$451.39
Days on Market110
Property Features for 343 Sand Ln
General Information
Standard status
Active
Size
2,880 SF
Property subtype
Commercial
Building Details
Year Built
2002
Listing Agency:
RED DOOR REALTY GROUP
(718) 987-3667
Listed By:
Daniel L. Fausak
(718) 987-3667
Source:
Elliman
Added: Apr 24
Changed: Jul 10
Last Checked: Aug 10 at 4:09AM
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 RED DOOR REALTY GROUP
Investment Insights
Based on property information with market context.
This two-story building provides approximately 2,880 square feet of space. The layout includes 4 to 5 large rooms and 4 ADA-compliant bathrooms. The building is equipped with an elevator, a sprinkler system, and a fire alarm system. It is zoned R3-2 with a C1-2 overlay. The property is suitable for a community center, senior center, daycare, therapy, tutoring, medical, or professional office use. The building benefits from a high-visibility corner location. It is situated minutes from the Verrazano-Narrows Bridge, Staten Island University Hospital, and the South Beach Boardwalk. The location has a bike score of 57, indicating it is bikeable. The walk score is 61, meaning it is somewhat walkable, and the transit score is 67, indicating good transit options.
Key Highlights
- Ideal for various uses: community center, senior center, daycare, therapy, tutoring, medical, or professional office.
- Approx. 2,880 SF with 4‑5 large rooms and 4 ADA‑compliant bathrooms.
- High‑visibility corner location.**
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
$81,142
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
6.24%
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%
$1,622,840
$1.6M
Cap Rate 7%
$1,159,171
$1.2M
Cap Rate 9%
$901,578
$901.6K
Market Conditions
NOI Build-Up for 2,880 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
$133.4K $46.32/SF
− Vacancy
−$25.2K −$8.75/SF
EGI
$108.2K $37.57/SF
− OpEx
−$27.0K −$9.39/SF
NOI
$81.1K $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%
$1,622,840
Cap Rate 7%
$1,159,171
Cap Rate 9%
$901,578
Alternative Uses
Best Use
Office B
$1.16M
$1.01M – $1.35M
NOI $81,142 @ 7.0% cap · market cap 6.24%
Second Best
Healthcare Medical
$763.1K
$667.7K – $890.3K
NOI $53,416 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,193 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
606
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- P.S. 046 Albert V. Maniscalco — 41 Reid Ave, Staten Island, NY 10305
- Classic Day Care — 241 Norway Ave, Staten Island, NY 10305
- Little Smarties Preschool — 329 Norway Ave, Staten Island, NY 10305
- Smiles Around Us Academy/Southfield Institute — 351 Sand Ln, Staten Island, NY 10305
- Kinder Island — 375 Sand Ln, Staten Island, NY 10305
Frequently Asked Questions
What type of property is this?
Day care center - Two-story, 2,880 SF building ideal for various community services.
Where is this day care center located?
The property is located at 343 Sand Ln 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: Ideal for various uses: community center, senior center, daycare, therapy, tutoring, medical, or professional office.; Approx. 2,880 SF with 4‑5 large rooms and **4 ADA‑compliant bathrooms**.; High‑visibility corner location.**
