New Construction Duplex
For Sale
$879,999
Pending
416 Alter Ave, Staten Island, NY 10305
Three-bedroom residence with finished basement, yard, driveway parking, and multiple bath configurations.
Property Size1,800 SF
Days on Market365
Property Features for 416 Alter Ave
General Information
Standard status
Pending
Size
1,800 SF
Property subtype
Multi-Family
Building Details
Year Built
2025
Listing Agency:
Homes R Us Realty of NY, Inc.
Listed By:
Miroslava Simanovsky · License #40SI0750581
(718) 668-2550
Source:
Statenislandhomelistings
Added: Sep 5, 2025
Changed: Sep 2
Last Checked: Sep 4 at 7:40AM
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 Homes R Us Realty of NY, Inc.
Investment Insights
Based on property information with market context.
This semi-attached duplex home was built in 2025 and offers approximately 1,800 square feet of living space. The main level combines living and dining areas beneath 9-foot ceilings, with hardwood flooring throughout. The kitchen includes high-end appliances, granite countertops, and sliding-door access to the yard. The layout provides three bedrooms, one full bathroom, one three-quarter bathroom, and one half bathroom.
A full finished basement adds usable space, a separate access point, and a laundry area with washer and dryer hookups. The property also includes a driveway for one car. Located on Alter Avenue in Staten Island’s Dongan Hills, the home is described as within walking distance of schools, parks, shopping, SIM and X-bus service, and the beach boardwalk.
A full finished basement adds usable space, a separate access point, and a laundry area with washer and dryer hookups. The property also includes a driveway for one car. Located on Alter Avenue in Staten Island’s Dongan Hills, the home is described as within walking distance of schools, parks, shopping, SIM and X-bus service, and the beach boardwalk.
Key Highlights
- 2025‑built semi‑attached duplex with approximately 1,800 square feet
- Three‑bedroom layout with 1 full, 1 three‑quarter, and 1 half bathroom
- Full finished basement with additional access and laundry hookups
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
$47,259
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
5.37%
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%
$945,180
$945.2K
Cap Rate 7%
$675,129
$675.1K
Cap Rate 9%
$525,100
$525.1K
Market Conditions
NOI Build-Up for 1,800 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
$73.4K $40.80/SF
− Vacancy
−$5.9K −$3.29/SF
EGI
$67.5K $37.51/SF
− OpEx
−$20.3K −$11.25/SF
NOI
$47.3K $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%
$945,180
Cap Rate 7%
$675,129
Cap Rate 9%
$525,100
Alternative Uses
Best Use
Multifamily LT 5
$675.1K
$590.7K – $787.7K
NOI $47,259 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$621.2K
$543.5K – $724.7K
NOI $43,481 @ 7.0% cap · market cap 4.94%
Theoretical Best
Office A
$858.9K
$751.5K – $1.00M
NOI $60,120 @ 7.0% cap · market cap 6.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,275
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
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Frequently Asked Questions
What type of property is this?
Duplex - Three-bedroom residence with finished basement, yard, driveway parking, and multiple bath configurations.
Where is this duplex located?
The property is located at 416 Alter Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $879,999.
What are key features of this property?
This property features: 2025‑built semi‑attached duplex with approximately 1,800 square feet; Three‑bedroom layout with 1 full, 1 three‑quarter, and 1 half bathroom; Full finished basement with additional access and laundry hookups
