Duplex with Solar
For Sale
$940,000
Pending
385 Brookfield Ave, Staten Island, NY 10308
Two-family residence with a separate apartment, finished lower-level space, and a private outdoor patio area.
Property Size1,880 SF
Days on Market157
Property Features for 385 Brookfield Ave
General Information
Standard status
Pending
Size
1,880 SF
Property subtype
Multi-Family
Building Details
Year Built
1979
Listing Agency:
Robert DeFalco Realty, Inc.
Listed By:
Lydia Ruggiero
Source:
Statenislandhomelistings
Added: Apr 2
Changed: Aug 29
Last Checked: Aug 25 at 7:55AM
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 Robert DeFalco Realty, Inc.
Investment Insights
Based on property information with market context.
This 1,880-square-foot duplex, built in 1975, offers a two-family layout with a three-bedroom main residence and a separate two-bedroom apartment accessed from its own side entrance. The upper-level living area combines living and dining space beneath vaulted ceilings, while the updated eat-in kitchen features cherrywood cabinetry, granite countertops, and a built-in water filtration system. Additional improvements include a garage converted to office space, a partially finished basement, rough-in plumbing for an additional 3/3 bath, newer washer and dryer, and storage beneath the garage. Solar power and included lighting fixtures and window treatments are also part of the property.
The 30x100 property includes a side yard, a large backyard patio, garden beds, and fruit trees. The residence is located at 385 Brookfield Avenue in Staten Island, NY 10308, with access to local and express bus service, schools, shopping, restaurants, and recreation. Zoning is R3-1.
The 30x100 property includes a side yard, a large backyard patio, garden beds, and fruit trees. The residence is located at 385 Brookfield Avenue in Staten Island, NY 10308, with access to local and express bus service, schools, shopping, restaurants, and recreation. Zoning is R3-1.
Key Highlights
- Two‑family duplex with a 3‑bedroom main residence and separate 2‑bedroom apartment
- 1,880 square feet on a 30x100 property; built in 1975
- Separate side entrance serves the spacious 2‑bedroom apartment
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
$46,752
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
4.97%
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%
$935,040
$935.0K
Cap Rate 7%
$667,886
$667.9K
Cap Rate 9%
$519,467
$519.5K
Market Conditions
NOI Build-Up for 1,880 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
$69.9K $37.20/SF
− Vacancy
−$3.1K −$1.67/SF
EGI
$66.8K $35.53/SF
− OpEx
−$20.0K −$10.66/SF
NOI
$46.8K $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%
$935,040
Cap Rate 7%
$667,886
Cap Rate 9%
$519,467
Alternative Uses
Best Use
Multifamily LT 5
$667.9K
$584.4K – $779.2K
NOI $46,752 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$595.6K
$521.1K – $694.9K
NOI $41,691 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$897.0K
$784.9K – $1.05M
NOI $62,792 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Explore this area
Business Placement
Demographics for 10308, NY
28,198
Population
11,093
Households
2.5
Avg Household Size
44
Median Age
40%
College-Educated
94%
High-School Grad
2.2 sq mi
ZIP Area
12,817
Density / Sq Mi
$122,654
Median Household Income
$67,149
Median Earnings
$1,729
Median Rent
$648,800
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 - Two-family residence with a separate apartment, finished lower-level space, and a private outdoor patio area.
Where is this duplex located?
The property is located at 385 Brookfield Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $940,000.
What are key features of this property?
This property features: Two‑family duplex with a 3‑bedroom main residence and separate 2‑bedroom apartment; 1,880 square feet on a 30x100 property; built in 1975; Separate side entrance serves the spacious 2‑bedroom apartment
