Legal Two-Family Semi-Detached
For Sale
Contact for pricing
Pending
52 Cottonwood Court, Staten Island, NY 10308
Oversized legal two-family semi offering a 3-bedroom main residence, a 1-bedroom apartment, deck and paved backyard.
Property Size2,920 SF
Days on Market58
Property Features for 52 Cottonwood Court
General Information
Standard status
Pending
Size
2,920 SF
Property subtype
Multifamily
Zoning
R3-2
Additional Details
Multifamily Units
2
Building Details
Year Built
1984
Stories
3
Units
2
Listing Agency:
Precious Properties Corp.
Listed By:
Tianting Huang · License #10301213479
(646) 533-1900
Source:
Crexi
Added: Jul 9
Changed: Aug 31
Last Checked: Aug 30 at 4:03PM
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 Precious Properties Corp.
Investment Insights
Based on property information with market context.
This oversized legal two-family semi offers flexible living and rental income potential with a 3-bedroom, 2.5-bath main residence plus a legal 1-bedroom side apartment. The main residence includes a large eat-in kitchen with direct access through Anderson sliders to the deck and backyard. A finished basement adds additional living space and includes a full bath, suited to a variety of home uses. The 1st floor features a large garage with an automatic door opener.
The property also has fully paved outdoor space with a deck. The legal 1-bedroom apartment has separate utilities. Solar panels are included to support energy efficiency.
Conveniently located close to shopping, schools, transportation, and parks, the home is presented as move-in ready.
The property also has fully paved outdoor space with a deck. The legal 1-bedroom apartment has separate utilities. Solar panels are included to support energy efficiency.
Conveniently located close to shopping, schools, transportation, and parks, the home is presented as move-in ready.
Key Highlights
- Legal two‑family semi built in 1984 with separate 3‑bedroom, 2.5‑bath main home and 1‑bedroom side apartment
- Main residence features a large eat‑in kitchen with direct access to the deck and backyard via Anderson sliders
- Finished basement includes a full bath, adding extra living space for a family room, office, gym, or guest suite
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
$72,615
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
7.73%
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%
$1,452,300
$1.5M
Cap Rate 7%
$1,037,357
$1.0M
Cap Rate 9%
$806,833
$806.8K
Market Conditions
NOI Build-Up for 2,920 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
$108.6K $37.20/SF
− Vacancy
−$4.9K −$1.67/SF
EGI
$103.7K $35.53/SF
− OpEx
−$31.1K −$10.66/SF
NOI
$72.6K $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%
$1,452,300
Cap Rate 7%
$1,037,357
Cap Rate 9%
$806,833
Alternative Uses
Best Use
Multifamily LT 5
$1.04M
$907.7K – $1.21M
NOI $72,615 @ 7.0% cap · market cap 7.73%
Second Best
Apartment 5plus
$925.1K
$809.4K – $1.08M
NOI $64,754 @ 7.0% cap · market cap 6.90%
Theoretical Best
Office A
$1.39M
$1.22M – $1.63M
NOI $97,529 @ 7.0% cap · market cap 10.39%
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
314
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 - Oversized legal two-family semi offering a 3-bedroom main residence, a 1-bedroom apartment, deck and paved backyard.
Where is this duplex located?
The property is located at 52 Cottonwood Court Staten Island, NY.
What is the asking price?
The asking price for this property is $939,000.
What are key features of this property?
This property features: Legal two‑family semi built in 1984 with separate 3‑bedroom, 2.5‑bath main home and 1‑bedroom side apartment; Main residence features a large eat‑in kitchen with direct access to the deck and backyard via Anderson sliders; Finished basement includes a full bath, adding extra living space for a family room, office, gym, or guest suite
