Side-by-Side Two-Family
For Sale
Contact for pricing
420 Kissel Avenue, Staten Island, NY 10301
Well-maintained side-by-side two-family with separate utilities, newer mechanicals, and an additional walk-up attic.
Property Size3,862 SF
Price / SF$297.77
Days on Market75
Property Features for 420 Kissel Avenue
General Information
Standard status
Active
Size
3,862 SF
Total Parking Spaces
4
Property subtype
Multifamily
Zoning
R3X
Additional Details
Multifamily Units
2
Building Details
Year Built
1930
Stories
2
Units
2
Listing Agency:
AMR Properties
Listed By:
AnnMarie Rini · License #31RI0927044
Source:
Crexi
Added: Jun 12
Changed: Aug 15
Last Checked: Aug 23 at 8:37PM
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 AMR Properties
Investment Insights
Based on property information with market context.
This side-by-side two-family property offers two separate residences under one colonial-style roof. The main home includes a standout kitchen, hardwood floors, a newer full bath, and a cloakroom with a door to the yard. Key improvements noted include a new central air system, an approximately 8-year-old new roof, and new first-floor windows installed in 2021. The large basement is described as hi and dry with heat and includes space that could be finished, and there is also a full walk-up attic for additional flexibility.
The property features a detached 2-car garage and a 2-car driveway, along with a sprinkler system. The second unit is described as a 3-bedroom, 1-bath duplex with separate utilities, providing convenience for an owner-occupant, an investor, or an extended-family arrangement.
For tenants, buyers, or operators, this layout supports independent living with separate utility setups, while shared grounds and the home’s added spaces (basement and walk-up attic) can help accommodate changing needs. The combination of update history and practical storage and expansion areas may appeal to those seeking a two-family residence with room to adapt over time.
The property features a detached 2-car garage and a 2-car driveway, along with a sprinkler system. The second unit is described as a 3-bedroom, 1-bath duplex with separate utilities, providing convenience for an owner-occupant, an investor, or an extended-family arrangement.
For tenants, buyers, or operators, this layout supports independent living with separate utility setups, while shared grounds and the home’s added spaces (basement and walk-up attic) can help accommodate changing needs. The combination of update history and practical storage and expansion areas may appeal to those seeking a two-family residence with room to adapt over time.
Key Highlights
- Side‑by‑side 2‑family built in 1930 with separate utilities for each unit
- Main house updates include new central air, new roof (approx. 8 yrs), and new windows on the first floor (2021)
- Main house features include standout kitchen, hardwood floors, and a newer full bath
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
$96,041
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
8.35%
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%
$1,920,820
$1.9M
Cap Rate 7%
$1,372,014
$1.4M
Cap Rate 9%
$1,067,122
$1.1M
Market Conditions
NOI Build-Up for 3,862 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
$143.7K $37.20/SF
− Vacancy
−$6.5K −$1.67/SF
EGI
$137.2K $35.53/SF
− OpEx
−$41.2K −$10.66/SF
NOI
$96.0K $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%
$1,920,820
Cap Rate 7%
$1,372,014
Cap Rate 9%
$1,067,122
Alternative Uses
Best Use
Multifamily LT 5
$1.37M
$1.20M – $1.60M
NOI $96,041 @ 7.0% cap · market cap 8.35%
Second Best
Apartment 5plus
$1.22M
$1.07M – $1.43M
NOI $85,644 @ 7.0% cap · market cap 7.45%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,992 @ 7.0% cap · market cap 11.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,406
Businesses Nearby
Explore this area
Business Placement
Demographics for 10301, NY
41,474
Population
16,631
Households
2.5
Avg Household Size
40
Median Age
38%
College-Educated
88%
High-School Grad
3.8 sq mi
ZIP Area
10,914
Density / Sq Mi
$84,937
Median Household Income
$50,140
Median Earnings
$1,697
Median Rent
$657,000
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 - Well-maintained side-by-side two-family with separate utilities, newer mechanicals, and an additional walk-up attic.
Where is this duplex located?
The property is located at 420 Kissel Avenue 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: Side‑by‑side 2‑family built in 1930 with separate utilities for each unit; Main house updates include new central air, new roof (approx. 8 yrs), and new windows on the first floor (2021); Main house features include standout kitchen, hardwood floors, and a newer full bath
