Duplex with Finished
For Sale
$734,000
60 Prol Place, Staten Island, NY 10312
Residential, Staten Island, NY
Property Size1,410 SF
Lot Size0.06 Acres
Price / SF$520.57
Days on Market9
Property Features for 60 Prol Place
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Rooms
Bedroom 3, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Parking features
On Street, Driveway
Fencing
Chain Link
Basement
Finished
Appliances
Dishwasher, Dryer, Refrigerator, Washer
Lot features
Back Yard, Side
View
Water
Subdivision
Eltingville
Standard status
Active
APN
5411/0089
Size
1,410 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
5782
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Wall Unit(s)
Building Details
Year built
1975
Floors in Building
4
Building materials
Asbestos, Brick
Listing Agency:
Berkshire Hathaway HomeService Cangiano Estates
(718) 605-5800
Listed By:
Francesca Trunzo · License #10301216081
(718) 687-9740
Added: Sep 23
Changed: Sep 27
Last Checked: Oct 1 at 5:06PM
MLS# 2605375
Copyright © 2026 Staten Island Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,410-square-foot semi-attached duplex at 60 Prol Place offers a three-bedroom, two-bath layout with renovation potential. The main level includes a living area, eat-in kitchen, yard access, and parquet flooring beneath existing carpeting. The upper level provides three bedrooms and a full stand-up attic. A finished basement adds usable space along with a 3/4 bath, laundry appliances, and storage.
The property occupies 0.0639 acres and was built in 1975. It includes a chain-link-fenced yard, driveway and on-street parking, public sewer, natural-gas forced-air heat, and wall-unit cooling. Three GREE ductless units were installed in 2025, serving the main floor and two upstairs bedrooms. The home has a water view, R3-1 zoning, and an address in Staten Island, NY 10312.
The property occupies 0.0639 acres and was built in 1975. It includes a chain-link-fenced yard, driveway and on-street parking, public sewer, natural-gas forced-air heat, and wall-unit cooling. Three GREE ductless units were installed in 2025, serving the main floor and two upstairs bedrooms. The home has a water view, R3-1 zoning, and an address in Staten Island, NY 10312.
Key Highlights
- 1,410‑square‑foot semi‑attached duplex with three bedrooms and two baths
- Finished basement includes a 3/4 bath, washer, dryer, and storage
- Three GREE ductless units installed in 2025
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
$34,842
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
4.75%
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%
$696,840
$696.8K
Cap Rate 7%
$497,743
$497.7K
Cap Rate 9%
$387,133
$387.1K
Market Conditions
NOI Build-Up for 1,410 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
$54.1K $38.40/SF
− Vacancy
−$4.4K −$3.10/SF
EGI
$49.8K $35.30/SF
− OpEx
−$14.9K −$10.59/SF
NOI
$34.8K $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%
$696,840
Cap Rate 7%
$497,743
Cap Rate 9%
$387,133
Alternative Uses
Best Use
Multifamily LT 5
$497.7K
$435.5K – $580.7K
NOI $34,842 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$437.9K
$383.2K – $510.9K
NOI $30,654 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$672.8K
$588.7K – $784.9K
NOI $47,094 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
688
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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Semi-attached duplex with a finished lower level, attic storage, private yard, and water views in Staten Island.
Where is this duplex located?
The property is located at 60 Prol Place Staten Island, NY.
What is the asking price?
The asking price for this property is $734,000.
What are key features of this property?
This property features: 1,410‑square‑foot semi‑attached duplex with three bedrooms and two baths; Finished basement includes a 3/4 bath, washer, dryer, and storage; Three GREE ductless units installed in 2025
