Two-Family Colonial
New
For Sale
$785,000
362 Garretson Avenue, Staten Island, NY 10305
Residential Income, Staten Island, NY
Property Size1,512 SF
Lot Size0.14 Acres
Price / SF$519.18
Days on Market4
Property Features for 362 Garretson Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-1
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 2, Bedroom 4, Bedroom 1
Parking features
Off Street, Driveway
Patio and Porch features
Deck
Basement
Full, Unfinished
Lot features
Back Yard
Subdivision
Dongan Hills-Above Hylan
Standard status
Active
APN
03379/0046
Size
1,512 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
6555
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating)
Building Details
Year built
1915
Floors in Building
2
Number of units
2
Building materials
Stucco
Architectural style
Colonial
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Brian McGowan · License #10401248838
(718) 987-7900
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 23 at 7:06PM
MLS# 2604740
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.
This two-family Colonial duplex, built in 1915, contains 1,512 square feet and is constructed with stucco. The first-floor unit has been renovated and is ready for occupancy, while the property includes a second residential unit. Interior room data identifies four bedrooms and two bathrooms. Heating is provided by hot water using natural gas, and the home has public sewer service.
The property encompasses 0.1377 acres and includes an additional lot, creating a street-to-street parcel arrangement between Garretson Avenue and Seaview Avenue. Exterior features include a deck, driveway parking, and additional off-street parking. The property is zoned R3-1 and is located in Staten Island, New York.
The property encompasses 0.1377 acres and includes an additional lot, creating a street-to-street parcel arrangement between Garretson Avenue and Seaview Avenue. Exterior features include a deck, driveway parking, and additional off-street parking. The property is zoned R3-1 and is located in Staten Island, New York.
Key Highlights
- Two‑family duplex with 1,512 square feet of building area
- First‑floor unit renovated and ready for occupancy
- Additional lot included in the property
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
$39,698
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
5.06%
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%
$793,960
$794.0K
Cap Rate 7%
$567,114
$567.1K
Cap Rate 9%
$441,089
$441.1K
Market Conditions
NOI Build-Up for 1,512 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
$61.7K $40.80/SF
− Vacancy
−$5.0K −$3.29/SF
EGI
$56.7K $37.51/SF
− OpEx
−$17.0K −$11.25/SF
NOI
$39.7K $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%
$793,960
Cap Rate 7%
$567,114
Cap Rate 9%
$441,089
Alternative Uses
Best Use
Multifamily LT 5
$567.1K
$496.2K – $661.6K
NOI $39,698 @ 7.0% cap · market cap 5.06%
Second Best
Apartment 5plus
$521.8K
$456.6K – $608.7K
NOI $36,524 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$721.4K
$631.3K – $841.7K
NOI $50,501 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,572
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 - Renovated first-floor residence with a second unit, driveway parking, and an included adjoining lot.
Where is this duplex located?
The property is located at 362 Garretson Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: Two‑family duplex with 1,512 square feet of building area; First‑floor unit renovated and ready for occupancy; Additional lot included in the property
