Live-Work Property with Medical
For Sale
$1,350,000
346 Oakdale Street, Staten Island, NY 10312
Separate residential and professional areas support owner occupancy or combined use.
Property Size2,401 SF
Price / SF$562.27
Days on Market253
Property Features for 346 Oakdale Street
General Information
Standard status
Active
Size
2,401 SF
Property subtype
MultiFamily
Zoning
R1-2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$8,078
Amenities
Eat In
Full Bath
3
Gas
Hot Water
Formal
3.00
1
Units
Brick, Vinyl Siding
Building Details
Year Built
1986
Listing Agency:
Re/Max Advisors
(646) 209-1008
Listed By:
Greg A Sokol · License #10301208178
(646) 209-1008
Source:
Compass
Added: Dec 21, 2025
Changed: Aug 30
Last Checked: Aug 30 at 4:21AM
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 Advisors
Investment Insights
Based on property information with market context.
This live-work property combines a residential main unit with a side medical office. The residence includes three bedrooms, generous closet space, a primary suite with a private bathroom, an open layout, and hardwood flooring. The professional unit provides a waiting room and eight individual office spaces for medical, professional, or business use.
Positioned at a visible corner with a traffic light, the property is located in Eltingville near restaurants, shopping, and public transportation. A large side yard and expansive parking lot add outdoor flexibility, while brick and vinyl siding form the exterior. The property was built in 1986 and is zoned R1-2.
Positioned at a visible corner with a traffic light, the property is located in Eltingville near restaurants, shopping, and public transportation. A large side yard and expansive parking lot add outdoor flexibility, while brick and vinyl siding form the exterior. The property was built in 1986 and is zoned R1-2.
Key Highlights
- Three‑bedroom residential unit with primary suite and private bathroom
- Side medical office includes a waiting room and eight individual office spaces
- Corner location with a traffic light in Eltingville
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
$65,691
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
4.87%
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%
$1,313,820
$1.3M
Cap Rate 7%
$938,443
$938.4K
Cap Rate 9%
$729,900
$729.9K
Market Conditions
NOI Build-Up for 2,401 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
$109.5K $45.60/SF
− Vacancy
−$21.9K −$9.12/SF
EGI
$87.6K $36.48/SF
− OpEx
−$21.9K −$9.12/SF
NOI
$65.7K $27.36/SF
Area
ZIP 10312
Vacancy
20.00%
Lease Rate
$45.60 /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%
$1,313,820
Cap Rate 7%
$938,443
Cap Rate 9%
$729,900
Alternative Uses
Best Use
Office B
$938.4K
$821.1K – $1.09M
NOI $65,691 @ 7.0% cap · market cap 4.87%
Second Best
Mixed Use
$679.1K
$594.3K – $792.3K
NOI $47,540 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,194 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,087
Businesses Nearby
Explore this area
Business Placement
Demographics for 10312, NY
61,642
Population
22,547
Households
2.7
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
6.9 sq mi
ZIP Area
8,934
Density / Sq Mi
$111,434
Median Household Income
$62,700
Median Earnings
$1,911
Median Rent
$698,900
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.
Frequently Asked Questions
What type of property is this?
Live-work space - Separate residential and professional areas support owner occupancy or combined use.
Where is this live-work space located?
The property is located at 346 Oakdale Street Staten Island, NY.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Three‑bedroom residential unit with primary suite and private bathroom; Side medical office includes a waiting room and eight individual office spaces; Corner location with a traffic light in Eltingville
