New Construction Duplex with Side
For Sale
$1,379,999
437 Brighton St, Staten Island, NY 10307
Two-family Colonial with separate apartment, finished lower-level space, upgraded kitchen, and direct access toward Conference House Park and the beach.
Property Size3,366 SF
Price / SF$409.98
Days on Market72
Property Features for 437 Brighton St
General Information
Standard status
Active
Size
3,366 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Construction
Colonial
Listing Agency:
Robert DeFalco Realty, Inc.
Listed By:
Joseph Laino · License #40LA1182289
(917) 299-0393
Source:
Statenislandhomelistings
Added: Jun 23
Changed: Sep 2
Last Checked: Sep 1 at 8:05PM
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 Robert DeFalco Realty, Inc.
Investment Insights
Based on property information with market context.
This new-construction duplex is arranged in a Center Hall Colonial design with formal living and dining rooms, coffered ceilings, crown molding, porcelain tile, recessed lighting, and hardwood flooring. The main residence includes an eat-in kitchen with quartz counters, a center island, stainless steel appliances, a farmhouse sink, tiled backsplash, and a 36-inch six-burner gas range. A family room with an electric fireplace opens to a deck and backyard. The second level adds a primary suite with a walk-in closet and spa-style shower, three additional bedrooms, a full bath, and a laundry room. Radiant heat serves the entire first floor and primary bathroom.
A lower street-level area contributes an additional 1,600 square feet, with recessed lighting, a mini-split heating and cooling unit, and sliding doors to the yard. The property also includes a separate one-bedroom side apartment with stainless steel appliances and mini-split systems. Total property size is 3,366 square feet, with construction dated 2026. Conference House Park is steps away, with a pathway leading toward the beach and ocean.
A lower street-level area contributes an additional 1,600 square feet, with recessed lighting, a mini-split heating and cooling unit, and sliding doors to the yard. The property also includes a separate one-bedroom side apartment with stainless steel appliances and mini-split systems. Total property size is 3,366 square feet, with construction dated 2026. Conference House Park is steps away, with a pathway leading toward the beach and ocean.
Key Highlights
- Two‑family duplex with a separate one‑bedroom side apartment
- 3,366‑square‑foot property with an additional 1,600‑square‑foot lower street‑level area
- 2026 construction with Center Hall Colonial design
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
$83,706
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
6.07%
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%
$1,674,120
$1.7M
Cap Rate 7%
$1,195,800
$1.2M
Cap Rate 9%
$930,067
$930.1K
Market Conditions
NOI Build-Up for 3,366 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
$125.2K $37.20/SF
− Vacancy
−$5.6K −$1.67/SF
EGI
$119.6K $35.53/SF
− OpEx
−$35.9K −$10.66/SF
NOI
$83.7K $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%
$1,674,120
Cap Rate 7%
$1,195,800
Cap Rate 9%
$930,067
Alternative Uses
Best Use
Multifamily LT 5
$1.20M
$1.05M – $1.40M
NOI $83,706 @ 7.0% cap · market cap 6.07%
Second Best
Apartment 5plus
$1.07M
$933.1K – $1.24M
NOI $74,644 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$1.61M
$1.41M – $1.87M
NOI $112,425 @ 7.0% cap · market cap 8.15%
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
153
Businesses Nearby
Explore this area
Business Placement
Demographics for 10307, NY
14,129
Population
5,390
Households
2.6
Avg Household Size
41
Median Age
39%
College-Educated
90%
High-School Grad
1.6 sq mi
ZIP Area
8,831
Density / Sq Mi
$138,807
Median Household Income
$74,211
Median Earnings
$1,618
Median Rent
$799,100
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 - Two-family Colonial with separate apartment, finished lower-level space, upgraded kitchen, and direct access toward Conference House Park and the beach.
Where is this duplex located?
The property is located at 437 Brighton St Staten Island, NY.
What is the asking price?
The asking price for this property is $1,379,999.
What are key features of this property?
This property features: Two‑family duplex with a separate one‑bedroom side apartment; 3,366‑square‑foot property with an additional 1,600‑square‑foot lower street‑level area; 2026 construction with Center Hall Colonial design
