Legal Two-Family Duplex with
For Sale
$1,473,888
5434 Amboy Rd, Staten Island, NY 10312
Well-appointed duplex with separate living areas, finished entertaining space, garages, and landscaped outdoor areas.
Property Size3,700 SF
Price / SF$398.35
Days on Market99
Property Features for 5434 Amboy Rd
General Information
Standard status
Active
Size
3,700 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
fireplace
deck
balcony
custom bar area
skylights
spiral staircase
loft
Building Details
Year Built
1920
Buildings
1
Listing Agency:
Tom Crimmins Realty, Ltd.
Listed By:
Steven Schwab · License #10401349960
(718) 370-3200
Source:
Statenislandhomelistings
Added: May 28
Changed: Sep 2
Last Checked: Sep 2 at 6:37PM
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 Tom Crimmins Realty, Ltd.
Investment Insights
Based on property information with market context.
Located at 5434 Amboy Rd in Staten Island, this legal two-family duplex contains 3,700 square feet and was built in 1920. The primary residence includes an open living and dining arrangement, eat-in kitchen, fireplace, three bedrooms, a primary suite, radiant heat on the first floor, and a finished basement with a family room, custom bar, and three-quarter bathroom. A large deck extends the entertaining area outdoors.
The second residence provides its own living room, dining room, eat-in kitchen, bedrooms, bathrooms, and family room. Its upper-level layout adds a loft, skylights, fireplace, spiral staircase, walk-in closet, and oversized three-quarter bathroom. The property also features a two-car garage, concrete driveway parking for up to six vehicles, and maintained front and rear yards.
The second residence provides its own living room, dining room, eat-in kitchen, bedrooms, bathrooms, and family room. Its upper-level layout adds a loft, skylights, fireplace, spiral staircase, walk-in closet, and oversized three-quarter bathroom. The property also features a two-car garage, concrete driveway parking for up to six vehicles, and maintained front and rear yards.
Key Highlights
- Legal two‑family residence with 3,700 SF
- Primary unit includes 3 bedrooms and a finished basement
- Second unit features a loft, skylights, fireplace, and spiral staircase
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
$91,430
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
6.20%
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%
$1,828,600
$1.8M
Cap Rate 7%
$1,306,143
$1.3M
Cap Rate 9%
$1,015,889
$1.0M
Market Conditions
NOI Build-Up for 3,700 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
$142.1K $38.40/SF
− Vacancy
−$11.5K −$3.10/SF
EGI
$130.6K $35.30/SF
− OpEx
−$39.2K −$10.59/SF
NOI
$91.4K $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%
$1,828,600
Cap Rate 7%
$1,306,143
Cap Rate 9%
$1,015,889
Alternative Uses
Best Use
Multifamily LT 5
$1.31M
$1.14M – $1.52M
NOI $91,430 @ 7.0% cap · market cap 6.20%
Second Best
Apartment 5plus
$1.15M
$1.01M – $1.34M
NOI $80,439 @ 7.0% cap · market cap 5.46%
Theoretical Best
Office A
$1.77M
$1.54M – $2.06M
NOI $123,581 @ 7.0% cap · market cap 8.38%
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
422
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 - Well-appointed duplex with separate living areas, finished entertaining space, garages, and landscaped outdoor areas.
Where is this duplex located?
The property is located at 5434 Amboy Rd Staten Island, NY.
What is the asking price?
The asking price for this property is $1,473,888.
What are key features of this property?
This property features: Legal two‑family residence with 3,700 SF; Primary unit includes 3 bedrooms and a finished basement; Second unit features a loft, skylights, fireplace, and spiral staircase
