Fully Detached Two-Family
For Sale
Contact for pricing
Pending
378 Neal Dow Avenue, Staten Island, NY 10314
Detached two-family residence with a finished basement in a low-traffic dead-end setting, offering flexible living space.
Property Size2,400 SF
Days on Market73
Property Features for 378 Neal Dow Avenue
General Information
Standard status
Pending
Size
2,400 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Building Details
Year Built
1930
Tenancy
Multi
Listing Agency:
Ken Licata Realty
Listed By:
Patricia Licata · License #10311206019
Source:
Crexi
Added: May 27
Changed: Jul 10
Last Checked: Jul 25 at 8:08AM
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 Ken Licata Realty
Investment Insights
Based on property information with market context.
This fully detached two-family home is set up to support versatile use, including multi-generational living. The property includes a full finished basement, adding additional interior space that can serve both everyday living needs and storage. As a residence designed for two separate households, the overall layout provides practical separation while maintaining the convenience of one detached structure.
Located at the end of a peaceful dead-end street in Westerleigh, the home benefits from a quieter, lower-traffic setting. While tucked away from through-traffic, it remains conveniently connected to local amenities, making it appealing for residents who want a residential feel without being far from everyday needs.
For owner-occupants, the configuration can accommodate separate living arrangements within the same building while keeping access to shared utility infrastructure. For buyers focused on residential income use, the two-family structure and finished basement expansion can support a range of tenant or household setups. The detached format also preserves privacy and helps distinguish the property from shared-building alternatives.
Located at the end of a peaceful dead-end street in Westerleigh, the home benefits from a quieter, lower-traffic setting. While tucked away from through-traffic, it remains conveniently connected to local amenities, making it appealing for residents who want a residential feel without being far from everyday needs.
For owner-occupants, the configuration can accommodate separate living arrangements within the same building while keeping access to shared utility infrastructure. For buyers focused on residential income use, the two-family structure and finished basement expansion can support a range of tenant or household setups. The detached format also preserves privacy and helps distinguish the property from shared-building alternatives.
Key Highlights
- Detached two‑family home (2‑family) built in 1930
- Located at the end of a dead‑end street in Westerleigh
- Fully detached multi‑family layout with flexible living for multiple households
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
$65,460
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
6.71%
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%
$1,309,200
$1.3M
Cap Rate 7%
$935,143
$935.1K
Cap Rate 9%
$727,333
$727.3K
Market Conditions
NOI Build-Up for 2,400 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
$97.9K $40.80/SF
− Vacancy
−$4.4K −$1.84/SF
EGI
$93.5K $38.96/SF
− OpEx
−$28.1K −$11.69/SF
NOI
$65.5K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
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%
$1,309,200
Cap Rate 7%
$935,143
Cap Rate 9%
$727,333
Alternative Uses
Best Use
Multifamily LT 5
$935.1K
$818.3K – $1.09M
NOI $65,460 @ 7.0% cap · market cap 6.71%
Second Best
Apartment 5plus
$867.1K
$758.7K – $1.01M
NOI $60,699 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,161 @ 7.0% cap · market cap 8.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,023
Businesses Nearby
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
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 - Detached two-family residence with a finished basement in a low-traffic dead-end setting, offering flexible living space.
Where is this duplex located?
The property is located at 378 Neal Dow Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Detached two‑family home (2‑family) built in 1930; Located at the end of a dead‑end street in Westerleigh; Fully detached multi‑family layout with flexible living for multiple households
