Custom-Built Duplex with Finished
For Sale
$1,529,000
Pending
528 Rathbun Ave, Staten Island, NY 10312
Includes a private one-bedroom apartment, flexible lower-level rooms, premium kitchen finishes, and a maintained side yard.
Property Size4,121 SF
Lot Size0.14 Acres
Days on Market218
Property Features for 528 Rathbun Ave
General Information
Standard status
Pending
Size
4,121 SF
Lot size
0.14 Acres
Property subtype
Multi-Family
Units
Unit Mix
1 x 5BR/4BA, 1 x 1BR
Multifamily Units
2
Building Details
Year Built
2002
Buildings
1
Listing Agency:
RE/MAX Elite
Listed By:
James Grant · License #10401348496
(718) 690-3900
Source:
Statenislandhomelistings
Added: Jan 28
Changed: Sep 1
Last Checked: Sep 2 at 6:30PM
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 RE/MAX Elite
Investment Insights
Based on property information with market context.
This custom-built duplex at 528 Rathbun Ave features a five-bedroom main residence with four bathrooms, hardwood flooring, Pella windows, and an open main-level layout. The kitchen is equipped with granite counters, stainless steel appliances, a six-burner Wolf cooktop, Frigidaire double wall ovens, a built-in refrigerator and freezer, dishwasher, and Insta-Hot water system. The second floor includes three walk-in closets, two full bathrooms, and a laundry room with slop sink.
A finished basement adds a half bath, radiant wall heat units, storage, and adaptable rooms with plumbing for a sink. The property also includes a first-floor one-bedroom walk-in apartment with a private yard, granite countertops, wood flooring, and washer/dryer hookup. Additional features include a Ring camera, alarm system, surround sound, an insulated attic, and a side yard. The home was built in 2002 on a 60 x 100 corner lot in Huguenot, Staten Island.
A finished basement adds a half bath, radiant wall heat units, storage, and adaptable rooms with plumbing for a sink. The property also includes a first-floor one-bedroom walk-in apartment with a private yard, granite countertops, wood flooring, and washer/dryer hookup. Additional features include a Ring camera, alarm system, surround sound, an insulated attic, and a side yard. The home was built in 2002 on a 60 x 100 corner lot in Huguenot, Staten Island.
Key Highlights
- 5‑bedroom main residence with 4 bathrooms
- First‑floor 1‑bedroom walk‑in apartment with private yard
- Finished basement with half bath, storage, and plumbing for a sink
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
$101,833
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
6.66%
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%
$2,036,660
$2.0M
Cap Rate 7%
$1,454,757
$1.5M
Cap Rate 9%
$1,131,478
$1.1M
Market Conditions
NOI Build-Up for 4,121 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
$158.2K $38.40/SF
− Vacancy
−$12.8K −$3.10/SF
EGI
$145.5K $35.30/SF
− OpEx
−$43.6K −$10.59/SF
NOI
$101.8K $24.71/SF
Area
ZIP 10312
Vacancy
8.07%
Lease Rate
$38.40 /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%
$2,036,660
Cap Rate 7%
$1,454,757
Cap Rate 9%
$1,131,478
Alternative Uses
Best Use
Multifamily LT 5
$1.45M
$1.27M – $1.70M
NOI $101,833 @ 7.0% cap · market cap 6.66%
Second Best
Apartment 5plus
$1.28M
$1.12M – $1.49M
NOI $89,592 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$1.97M
$1.72M – $2.29M
NOI $137,642 @ 7.0% cap · market cap 9.00%
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
302
Businesses Nearby
Explore this area
Business Placement
Demographics for 10312, NY
61,642
Population
22,547
Households
2.7
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
6.9 sq mi
ZIP Area
8,934
Density / Sq Mi
$111,434
Median Household Income
$62,700
Median Earnings
$1,911
Median Rent
$698,900
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 - Includes a private one-bedroom apartment, flexible lower-level rooms, premium kitchen finishes, and a maintained side yard.
Where is this duplex located?
The property is located at 528 Rathbun Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $1,529,000.
What are key features of this property?
This property features: 5‑bedroom main residence with 4 bathrooms; First‑floor 1‑bedroom walk‑in apartment with private yard; Finished basement with half bath, storage, and plumbing for a sink
