Great Kills Two-Family
For Sale
$1,129,000
Pending
450 Doane Ave, Staten Island, NY 10308
Two-family home in desirable Staten Island location, delivered vacant.
Property Size2,192 SF
Days on Market118
Property Features for 450 Doane Ave
General Information
Standard status
Pending
Size
2,192 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$8,790
Building Details
Building Size
2,192 SF
Year Built
1975
Stories
2
Listing Agency:
Brooklyn4U Rltyof DykerHeights
Listed By:
Maria Castellano
(718) 236-1800
Source:
Elliman
Added: May 9
Changed: Aug 21
Last Checked: Sep 2 at 8:10PM
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 Brooklyn4U Rltyof DykerHeights
Investment Insights
Based on property information with market context.
This two-family home is located on a tree-lined block in Great Kills, Staten Island. The high ranch-style home features porcelain tiles, an eat-in kitchen with radiant heated tile, granite countertops and island, a spacious dining room, living room, and family room. High hats and a vaulted ceiling are present in the dining room. The roof is two years old. The rental unit includes one bedroom, an eat-in kitchen, a living room, and a bedroom. This unit has a separate entrance and its own boiler, with the tenant responsible for all utilities. The property includes a built-in garage and a private driveway. The backyard is oversized and features Trek decking, a pool, and a large entertaining area. The house will be delivered vacant.
Key Highlights
- Move‑in condition 2‑family high ranch in a desirable location.
- Enjoy the oversized backyard featuring Trek decking, pool, and large entertaining area.
- Rental unit with separate entrance and own boiler (tenant pays all utilities).
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
$54,511
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
4.83%
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%
$1,090,220
$1.1M
Cap Rate 7%
$778,729
$778.7K
Cap Rate 9%
$605,678
$605.7K
Market Conditions
NOI Build-Up for 2,192 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
$81.5K $37.20/SF
− Vacancy
−$3.7K −$1.67/SF
EGI
$77.9K $35.53/SF
− OpEx
−$23.4K −$10.66/SF
NOI
$54.5K $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%
$1,090,220
Cap Rate 7%
$778,729
Cap Rate 9%
$605,678
Alternative Uses
Best Use
Multifamily LT 5
$778.7K
$681.4K – $908.5K
NOI $54,511 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$694.4K
$607.6K – $810.2K
NOI $48,610 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$1.05M
$915.2K – $1.22M
NOI $73,213 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Explore this area
Business Placement
Demographics for 10308, NY
28,198
Population
11,093
Households
2.5
Avg Household Size
44
Median Age
40%
College-Educated
94%
High-School Grad
2.2 sq mi
ZIP Area
12,817
Density / Sq Mi
$122,654
Median Household Income
$67,149
Median Earnings
$1,729
Median Rent
$648,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family home in desirable Staten Island location, delivered vacant.
Where is this duplex located?
The property is located at 450 Doane Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,129,000.
What are key features of this property?
This property features: Move‑in condition 2‑family high ranch in a desirable location.; Enjoy the oversized backyard featuring Trek decking, pool, and large entertaining area.; Rental unit with separate entrance and own boiler (tenant pays all utilities).
