Mixed-Use Restaurant
For Sale
Contact for pricing
4164 Victory Boulevard, Staten Island, NY 10304
Restaurant-ready first floor with apartment income component, basement storage, and C1-2 zoning.
Property Size2,340 SF
Price / SF$426.92
Days on Market293
Property Features for 4164 Victory Boulevard
General Information
Standard status
Active
Size
2,340 SF
Property subtype
Business for Sale, Multifamily, Retail
Zoning
C1-2
Building Details
Year Built
1931
Buildings
1
Listing Agency:
United National Realty
(718) 979-8000
Listed By:
Michael Dukhovny · License #NY
Source:
Crexi
Added: Nov 11, 2025
Changed: Aug 29
Last Checked: Aug 29 at 5:30PM
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 United National Realty
Investment Insights
Based on property information with market context.
This mixed-use building combines a restaurant-oriented commercial level with a residential apartment above. The first floor is configured with a full kitchen, large dining room, and two bathrooms, while the basement provides storage space. The upper level contains a two-bedroom apartment that generates monthly income.
The property encompasses 2,340 SF and was built in 1931. It is situated on Victory Boulevard in a commercial section of Staten Island, near transportation and with access to the expressway. C1-2 zoning supports the property’s mixed-use classification.
The property encompasses 2,340 SF and was built in 1931. It is situated on Victory Boulevard in a commercial section of Staten Island, near transportation and with access to the expressway. C1-2 zoning supports the property’s mixed-use classification.
Key Highlights
- 2,340 SF mixed‑use building on Victory Boulevard
- First floor configured for restaurant use with full kitchen and large dining room
- Two bathrooms and basement storage included with the restaurant level
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
$52,992
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
5.30%
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%
$1,059,840
$1.1M
Cap Rate 7%
$757,029
$757.0K
Cap Rate 9%
$588,800
$588.8K
Market Conditions
NOI Build-Up for 2,340 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
$105.3K $45.00/SF
− Vacancy
−$9.0K −$3.83/SF
EGI
$96.3K $41.18/SF
− OpEx
−$43.4K −$18.53/SF
NOI
$53.0K $22.65/SF
Area
ZIP 10304
Vacancy
8.50%
Lease Rate
$45.00 /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%
$1,059,840
Cap Rate 7%
$757,029
Cap Rate 9%
$588,800
Alternative Uses
Best Use
Apartment 5plus
$757.0K
$662.4K – $883.2K
NOI $52,992 @ 7.0% cap · market cap 5.30%
Second Best
Specialty Retail
$723.6K
$633.1K – $844.2K
NOI $50,649 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$1.12M
$977.0K – $1.30M
NOI $78,157 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
451
Businesses Nearby
26k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 55%
Shops & Services 37%
Hotels & Casinos 8%
Dunkin' Donuts
Dining
14,273 visits/mo
0.2 miles
Dana Ford
Shops & Services
4,311 visits/mo
0.3 miles
Citgo
Shops & Services
3,158 visits/mo
0.2 miles
CubeSmart Self Storage
Shops & Services
2,328 visits/mo
0.3 miles
Fairfield Inn & Suites by Marriott New York Staten Island
Hotels & Casinos
2,056 visits/mo
0.3 miles
Demographics for 10304, NY
46,944
Population
17,524
Households
2.7
Avg Household Size
38
Median Age
31%
College-Educated
84%
High-School Grad
3.5 sq mi
ZIP Area
13,413
Density / Sq Mi
$71,506
Median Household Income
$41,752
Median Earnings
$1,516
Median Rent
$659,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Restaurant-ready first floor with apartment income component, basement storage, and C1-2 zoning.
Where is this mixed-use property located?
The property is located at 4164 Victory Boulevard Staten Island, NY.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 2,340 SF mixed‑use building on Victory Boulevard; First floor configured for restaurant use with full kitchen and large dining room; Two bathrooms and basement storage included with the restaurant level
