New Construction Duplex With Solar
For Sale
$1,150,000
399 Patterson Ave, Staten Island, NY 10305
Residential Income, Staten Island, NY
Property Size3,450 SF
Lot Size0.07 Acres
Price / SF$333.33
Days on Market13
Property Features for 399 Patterson Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bathroom 3, Bathroom 1, Bedroom 4, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 3, Bedroom 5, Basement, Bedroom 2
Parking
2
Parking features
Driveway
Interior features
Cathedral Ceiling(s), High Ceilings, Washer/Dryer Hookup
Basement
Finished
Elementary school
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Middle school
Call Listing Agent
High school
Contact Agent
Elementary school district
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Middle school district
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High school district
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Standard status
Active
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Hot Water(Heating)
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
2026
Number of units
2
Building materials
Advanced Framing Technique, Frame
Listing Agency:
Royalux Realty LLC
(718) 666-6066
Listed By:
Linying Zheng · License #10401262819
(516) 777-0887
Added: Aug 28
Changed: Sep 7
Last Checked: Sep 9 at 11:06PM
MLS# 1044480
Copyright © 2026 OneKey MLS. 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 semi-attached duplex is under construction as a three-level, two-family residence with approximately 3,450 square feet of total building area and approximately 2,250 square feet of livable area. The property sits on a 3,000-square-foot lot and is planned with six bedrooms and four full bathrooms, divided into two three-bedroom, two-bathroom units. The main second-floor unit includes in-unit laundry, its own heating and cooling system, and a double-height living room. The third-floor unit also provides in-unit laundry and independent heating and cooling. The first floor offers approximately 1,250 square feet of above-grade storage with front and rear entrances.
Additional features include high ceilings, a private driveway, rooftop solar panels, public water and sewer, and energy-efficient construction. The residence is near the beach and boardwalk, with parks, dining, and transportation nearby. Certain finishes may remain customizable during construction, subject to progress and approval.
Additional features include high ceilings, a private driveway, rooftop solar panels, public water and sewer, and energy-efficient construction. The residence is near the beach and boardwalk, with parks, dining, and transportation nearby. Certain finishes may remain customizable during construction, subject to progress and approval.
Key Highlights
- Approximately 3,450 square feet of total building area on a 3,000‑square‑foot lot
- Two three‑bedroom, two‑bathroom units totaling 6 bedrooms and 4 full bathrooms
- Three above‑ground levels with approximately 2,250 square feet of livable area
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
$90,580
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
7.88%
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%
$1,811,600
$1.8M
Cap Rate 7%
$1,294,000
$1.3M
Cap Rate 9%
$1,006,444
$1.0M
Market Conditions
NOI Build-Up for 3,450 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
$140.8K $40.80/SF
− Vacancy
−$11.4K −$3.29/SF
EGI
$129.4K $37.51/SF
− OpEx
−$38.8K −$11.25/SF
NOI
$90.6K $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%
$1,811,600
Cap Rate 7%
$1,294,000
Cap Rate 9%
$1,006,444
Alternative Uses
Best Use
Multifamily LT 5
$1.29M
$1.13M – $1.51M
NOI $90,580 @ 7.0% cap · market cap 7.88%
Second Best
Apartment 5plus
$1.19M
$1.04M – $1.39M
NOI $83,338 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,231 @ 7.0% cap · market cap 10.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,810
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Semi-attached two-family residence with separate living spaces, private driveway, rooftop solar panels, and modern energy-efficient construction.
Where is this duplex located?
The property is located at 399 Patterson Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Approximately 3,450 square feet of total building area on a 3,000‑square‑foot lot; Two three‑bedroom, two‑bathroom units totaling 6 bedrooms and 4 full bathrooms; Three above‑ground levels with approximately 2,250 square feet of livable area
