Restaurant Property with Office
For Sale
Contact for pricing
556 Tompkins Avenue, Staten Island, NY 10305
Existing restaurant configuration with stated potential for retail, professional office, or medical use.
Property Size2,400 SF
Price / SF$291.25
Days on Market324
Property Features for 556 Tompkins Avenue
General Information
Standard status
Active
Size
2,400 SF
Total Parking Spaces
6
Property subtype
Retail, Office, Hospitality
Zoning
C1-1
Additional Details
Highway Access
Yes
Building Details
Year Built
2006
Buildings
1
Stories
2
Units
2
Listing Agency:
Chris Homes & Lands, Inc.
Listed By:
Joseph Smith · License #10401370550
Source:
Crexi
Added: Oct 10, 2025
Changed: Aug 29
Last Checked: Aug 29 at 5:55PM
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 Chris Homes & Lands, Inc.
Investment Insights
Based on property information with market context.
Built in 2006, this 2,400-square-foot commercial property is presently arranged for restaurant use. The existing configuration provides an established restaurant format while the property information also identifies potential applications in retail, professional office, and medical use.
The property is located at 556 Tompkins Avenue in Staten Island and carries C1-1 zoning. Access is identified in connection with the Verrazzano-Narrows Bridge and the Staten Island Ferry, serving both local customers and commuters.
The property is located at 556 Tompkins Avenue in Staten Island and carries C1-1 zoning. Access is identified in connection with the Verrazzano-Narrows Bridge and the Staten Island Ferry, serving both local customers and commuters.
Key Highlights
- 2,400‑square‑foot property configured for restaurant use
- C1‑1 zoning
- Built in 2006
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
$52,229
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
7.47%
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%
$1,044,580
$1.0M
Cap Rate 7%
$746,129
$746.1K
Cap Rate 9%
$580,322
$580.3K
Market Conditions
NOI Build-Up for 2,400 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
$74.9K $31.20/SF
− Vacancy
−$5.2K −$2.18/SF
EGI
$69.6K $29.02/SF
− OpEx
−$17.4K −$7.25/SF
NOI
$52.2K $21.76/SF
Area
ZIP 10305
Vacancy
7.00%
Lease Rate
$31.20 /SF/Yr
Expense Ratio
25.00%
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%
$1,044,580
Cap Rate 7%
$746,129
Cap Rate 9%
$580,322
Alternative Uses
Best Use
Specialty Retail
$746.1K
$652.9K – $870.5K
NOI $52,229 @ 7.0% cap · market cap 7.47%
Second Best
Retail
$658.8K
$576.5K – $768.6K
NOI $46,116 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,161 @ 7.0% cap · market cap 11.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
895
Businesses Nearby
70k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 75%
Groceries 19%
Dining 5%
Electronics 1%
Dollar Tree
Shops & Services
22,368 visits/mo
0.2 miles
Market Fresh Supermarket
Groceries
13,349 visits/mo
0.1 miles
Speedway
Shops & Services
11,319 visits/mo
0.4 miles
Mobil
Shops & Services
9,291 visits/mo
0.5 miles
Clean Rite Center
Shops & Services
3,297 visits/mo
0.2 miles
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Existing restaurant configuration with stated potential for retail, professional office, or medical use.
Where is this conventional restaurant located?
The property is located at 556 Tompkins Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 2,400‑square‑foot property configured for restaurant use; C1‑1 zoning; Built in 2006
