Two-Family Duplex Under
For Sale
$874,000
Pending
35 Layton Avenue, Staten Island, NY 10301
MULTI_FAMILY - Staten Island, NY
Property Size2,600 SF
Lot Size0.08 Acres
Days on Market58
Property Features for 35 Layton Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R3A
Bedrooms
6
Bathrooms
4
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 6, Bathroom 4, Bedroom 5, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 1, Bathroom 3, Bedroom 3, Bathroom 2
Parking features
Carport
Basement
Apartment
Lot features
Back Yard
Subdivision
New Brighton
Standard status
Pending
APN
49-181
Size
2,600 SF
Lot size
0.08 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Building Details
Year built
2026
Floors in Building
3
Number of units
2
Building materials
Brick
Listing Agency:
United National Realty
(718) 979-8000
Listed By:
Christopher Emmanuel
(718) 979-8000
Added: Jun 26
Changed: Aug 2
Last Checked: Aug 22 at 6:06PM
MLS# 2603621
Copyright © 2026 Staten Island Board of Realtors. 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.
New construction two-family duplex in Staten Island, NY, built with brick and currently under construction. The property is set up as a two-unit home, with a larger main unit featuring multiple bedrooms and multiple tiled bathrooms, and a separate rental apartment with two bedrooms, a living and dining combination, a full bath, and a kitchen.
The layout includes a pull-down attic for storage and wood floors in the living and dining areas, along with a U-shaped kitchen with quartz countertops and a large family room. Heating is provided via forced air and electric heating, and the home has central air conditioning. Parking is available via a carport.
The property sits on a 0.0775-acre lot and is planned for completion with a 2026 year built. Public sewer is available, supporting year-round occupancy for both units.
The layout includes a pull-down attic for storage and wood floors in the living and dining areas, along with a U-shaped kitchen with quartz countertops and a large family room. Heating is provided via forced air and electric heating, and the home has central air conditioning. Parking is available via a carport.
The property sits on a 0.0775-acre lot and is planned for completion with a 2026 year built. Public sewer is available, supporting year-round occupancy for both units.
Key Highlights
- Two‑family duplex under construction with brick construction
- Main unit has multiple bedrooms and multiple tiled bathrooms
- Separate rental apartment includes two bedrooms plus kitchen and full bath
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
$64,657
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
7.40%
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%
$1,293,140
$1.3M
Cap Rate 7%
$923,671
$923.7K
Cap Rate 9%
$718,411
$718.4K
Market Conditions
NOI Build-Up for 2,600 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
$96.7K $37.20/SF
− Vacancy
−$4.4K −$1.67/SF
EGI
$92.4K $35.53/SF
− OpEx
−$27.7K −$10.66/SF
NOI
$64.7K $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%
$1,293,140
Cap Rate 7%
$923,671
Cap Rate 9%
$718,411
Alternative Uses
Best Use
Multifamily LT 5
$923.7K
$808.2K – $1.08M
NOI $64,657 @ 7.0% cap · market cap 7.40%
Second Best
Apartment 5plus
$823.7K
$720.7K – $961.0K
NOI $57,658 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $86,841 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,673
Businesses Nearby
Explore this area
Business Placement
Demographics for 10301, NY
41,474
Population
16,631
Households
2.5
Avg Household Size
40
Median Age
38%
College-Educated
88%
High-School Grad
3.8 sq mi
ZIP Area
10,914
Density / Sq Mi
$84,937
Median Household Income
$50,140
Median Earnings
$1,697
Median Rent
$657,000
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 - Newly constructed two-family duplex on a brick lot with central air, forced-air heat, and carport parking.
Where is this duplex located?
The property is located at 35 Layton Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $874,000.
What are key features of this property?
This property features: Two‑family duplex under construction with brick construction; Main unit has multiple bedrooms and multiple tiled bathrooms; Separate rental apartment includes two bedrooms plus kitchen and full bath
