New Construction Two-Family
For Sale
$1,379,999
437 Brighton Street, Staten Island, NY 10307
Residential Income, Staten Island, NY
Property Size3,366 SF
Lot Size0.11 Acres
Price / SF$409.98
Days on Market56
Property Features for 437 Brighton Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R3A
Bedrooms
5
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 2, Bathroom 3, Bedroom 1, Bedroom 3, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 4
Parking features
Driveway, Garage
Interior features
Ceiling Fan(s)
Lot features
Front Yard, Back Yard
Subdivision
Tottenville
Standard status
Active
Size
3,366 SF
Lot size
0.11 Acres
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Cooling system
Central Air
Amenities
deck
backyard
electric fireplace
laundry room
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Building materials
Stone, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Joseph Laino · License #40LA1182289
(917) 299-0393
Added: Jul 28
Changed: Sep 13
Last Checked: Sep 21 at 7:06PM
MLS# 2604241
Copyright © 2026 Staten Island Board of Realtors. 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 under-construction two-family Colonial is planned as a 5-bedroom, 4-bathroom residence with a separate one-bedroom side apartment. The primary home includes formal living and dining rooms, a large eat-in kitchen with stainless steel appliances, quartz countertops, a center island, and a family room with an electric fireplace. The upper level adds a primary suite with a walk-in closet and private bathroom, three additional bedrooms, another full bathroom, and a dedicated laundry room.
A lower street-level area provides 1,600 square feet with recessed lighting, mini-split heating and cooling, and access to the yard. The first floor and primary bathroom include radiant heat. Additional features include hardwood and porcelain tile flooring, a deck, driveway parking, a garage, central air, natural gas heating, and public sewer service. The property is zoned R3A and is located near Conference House Park with a pathway to the beach and ocean.
A lower street-level area provides 1,600 square feet with recessed lighting, mini-split heating and cooling, and access to the yard. The first floor and primary bathroom include radiant heat. Additional features include hardwood and porcelain tile flooring, a deck, driveway parking, a garage, central air, natural gas heating, and public sewer service. The property is zoned R3A and is located near Conference House Park with a pathway to the beach and ocean.
Key Highlights
- 5‑bedroom, 4‑bathroom two‑family Colonial under construction
- Separate 1‑bedroom side apartment with stainless steel appliances and mini‑split AC/heating
- 1,600‑square‑foot lower street‑level area with yard access
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
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
230
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction Colonial with a separate one-bedroom apartment, expansive lower-level area, and private outdoor access.
Where is this duplex located?
The property is located at 437 Brighton Street 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: 5‑bedroom, 4‑bathroom two‑family Colonial under construction; Separate 1‑bedroom side apartment with stainless steel appliances and mini‑split AC/heating; 1,600‑square‑foot lower street‑level area with yard access
