Ranch-Style Semi-Attached
For Sale
$940,000
Pending
385 Brookfield Avenue, Staten Island, NY 10308
SINGLE_FAMILY - Ranch - Staten Island, NY
Property Size1,880 SF
Lot Size0.07 Acres
Days on Market79
Property Features for 385 Brookfield Avenue
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 5, Bathroom 1, Bedroom 2, Bathroom 2
Parking features
Driveway
Fencing
Fenced, Chain Link
Basement
Full, Unfinished
Appliances
Water Filter, Dishwasher, Dryer, Microwave, Washer
Lot features
Back Yard
Subdivision
Eltingville
Standard status
Pending
Size
1,880 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
7882
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1979
Floors in Building
2
Building materials
Stone, Stucco, Vinyl Siding
Architectural style
Ranch
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Lydia Ruggiero
(718) 872-9300
Added: Jun 24
Changed: Aug 12
Last Checked: Sep 10 at 3:06AM
MLS# 2603552
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 high ranch style, one-family semi-attached home offers a welcoming large foyer and a practical interior layout. The first floor includes a garage, two fully tiled bedrooms, and a large entertainment area with a second kitchen, with access to the basement. The partially finished basement has plumbing already in place and includes a washer and dryer.
On the second floor, the home features a fully tiled L-shaped living room and dining room combination, along with an updated eat-in kitchen with cherrywood cabinets, granite countertops, and a built-in water filtration system. Down the hallway are three bedrooms, including a primary bedroom sized for a king bed with double closets. The second-floor bathroom includes a separate shower, jacuzzi tub, and bidet/toilet. Updated roof and solar panels are also included, and all lighting fixtures and window treatments convey.
Outside, the backyard includes herringbone pattern pavers, garden beds, and fruit trees, including a peach tree.
On the second floor, the home features a fully tiled L-shaped living room and dining room combination, along with an updated eat-in kitchen with cherrywood cabinets, granite countertops, and a built-in water filtration system. Down the hallway are three bedrooms, including a primary bedroom sized for a king bed with double closets. The second-floor bathroom includes a separate shower, jacuzzi tub, and bidet/toilet. Updated roof and solar panels are also included, and all lighting fixtures and window treatments convey.
Outside, the backyard includes herringbone pattern pavers, garden beds, and fruit trees, including a peach tree.
Key Highlights
- Semi‑attached high ranch home built in 1979 with 5 bedrooms and 2 full bathrooms
- Second kitchen in the large entertainment area with access to the basement; partially finished basement includes plumbing
- Updated eat‑in kitchen with cherrywood cabinets and granite countertops plus a built‑in water filtration system
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
$41,691
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
4.44%
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%
$833,820
$833.8K
Cap Rate 7%
$595,586
$595.6K
Cap Rate 9%
$463,233
$463.2K
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
$79.0K $42.00/SF
− Vacancy
−$3.2K −$1.68/SF
EGI
$75.8K $40.32/SF
− OpEx
−$34.1K −$18.14/SF
NOI
$41.7K $22.18/SF
Area
Staten Island, NY
Vacancy
4.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
45.00%
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%
$833,820
Cap Rate 7%
$595,586
Cap Rate 9%
$463,233
Alternative Uses
Best Use
Apartment 5plus
$595.6K
$521.1K – $694.9K
NOI $41,691 @ 7.0% cap · market cap 4.44%
Second Best
—
—
no second resolved use
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
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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
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Frequently Asked Questions
What type of property is this?
Single family property - High ranch home with garage, partially finished basement, updated kitchen, solar panels, and a landscaped backyard.
Where is this single family property located?
The property is located at 385 Brookfield Avenue 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: Semi‑attached high ranch home built in 1979 with 5 bedrooms and 2 full bathrooms; Second kitchen in the large entertainment area with access to the basement; partially finished basement includes plumbing; Updated eat‑in kitchen with cherrywood cabinets and granite countertops plus a built‑in water filtration system
