Multi-Bay Flex
For Sale
Contact for pricing
444 Sharrotts Road, Staten Island, NY 10309
M1-1-zoned flex property with separately metered bays, individual bathrooms, and high-clearance interiors.
Property Size9,500 SF
Price / SF$420.95
Days on Market13
Property Features for 444 Sharrotts Road
General Information
Standard status
Active
Size
9,500 SF
Property subtype
Industrial
Zoning
M1-1
Building Details
Year Built
2004
Buildings
1
Listing Agency:
MAK Estates
Listed By:
Tracy Tessitore · License #1049120674
Source:
Crexi
Added: Aug 1
Changed: Aug 13
Last Checked: Aug 13 at 4:43AM
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 MAK Estates
Investment Insights
Based on property information with market context.
This flex property contains approximately 9,500 square feet of building area on a 4,300-square-foot property. Constructed in 2004, the building includes five individual bays, each with separate gas and electric metering and its own bathroom. Interior clearance reaches 22 feet, providing functional volume for a range of commercial or industrial operations.
Located at 444 Sharrotts Road in Staten Island, the property carries M1-1 zoning. The building is offered as-is, and the purchaser will be responsible for securing any necessary write-offs required to obtain a certificate of occupancy.
Located at 444 Sharrotts Road in Staten Island, the property carries M1-1 zoning. The building is offered as-is, and the purchaser will be responsible for securing any necessary write-offs required to obtain a certificate of occupancy.
Key Highlights
- Approximately 9,500 square feet of building space
- 5 individual bays, each with its own bathroom
- 22‑foot ceilings throughout the building
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
$201,455
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
5.04%
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%
$4,029,100
$4.0M
Cap Rate 7%
$2,877,929
$2.9M
Cap Rate 9%
$2,238,389
$2.2M
Market Conditions
NOI Build-Up for 9,500 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
$250.8K $26.40/SF
− Vacancy
−$13.8K −$1.45/SF
EGI
$237.0K $24.95/SF
− OpEx
−$35.6K −$3.74/SF
NOI
$201.5K $21.21/SF
Area
Staten Island, NY
Vacancy
5.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
15.00%
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%
$4,029,100
Cap Rate 7%
$2,877,929
Cap Rate 9%
$2,238,389
Alternative Uses
Best Use
Warehouse
$2.88M
$2.52M – $3.36M
NOI $201,455 @ 7.0% cap · market cap 5.04%
Second Best
Flex RnD
$2.34M
$2.05M – $2.73M
NOI $163,613 @ 7.0% cap · market cap 4.09%
Theoretical Best
Office A
$4.53M
$3.97M – $5.29M
NOI $317,302 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
354
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - M1-1-zoned flex property with separately metered bays, individual bathrooms, and high-clearance interiors.
Where is this flex space located?
The property is located at 444 Sharrotts Road Staten Island, NY.
What is the asking price?
The asking price for this property is $3,999,000.
What are key features of this property?
This property features: Approximately 9,500 square feet of building space; 5 individual bays, each with its own bathroom; 22‑foot ceilings throughout the building
