Detached Two-Family
For Sale
$799,000
65 Saint Stephens Pl, Staten Island, NY 10306
Two separate apartments with backyard access, attic space, and an unfinished basement provide flexible residential income use.
Property Size2,156 SF
Lot Size0.10 Acres
Days on Market9
Property Features for 65 Saint Stephens Pl
General Information
Standard status
Active
Size
2,156 SF
Lot size
0.10 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 1BR, 1 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,245
Building Details
Building Size
2,156 SF
Year Built
1930
Buildings
1
Stories
2
Listing Agency:
Revolution Realty Group
Listed By:
Salvatore Taormina Jr · License #10301210276
(718) 524-7999
Source:
Elliman
Added: Sep 13
Changed: Sep 15
Last Checked: Sep 21 at 9:58AM
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 Revolution Realty Group
Investment Insights
Based on property information with market context.
Built in 1930, this detached duplex occupies a 42 x 100 lot and contains two separate apartments. The first-floor unit has four rooms and is arranged as a one-bedroom, with the option to restore a two-bedroom configuration. Its kitchen opens to the backyard and covered outdoor area. Upstairs, the second apartment includes two bedrooms, a large living room, and an eat-in kitchen.
Additional space includes an oversized attic and an unfinished basement reached through a separate side entrance. The basement offers substantial ceiling height and storage capacity. Separate mechanical systems include two boilers and two hot water tanks. Tenants pay their own heat, hot water, cooking gas, and electric. The property is located in the Oakwood/New Dorp Heights area of Staten Island, with a Walk Score of 81, Transit Score of 72, and Bike Score of 62.
Additional space includes an oversized attic and an unfinished basement reached through a separate side entrance. The basement offers substantial ceiling height and storage capacity. Separate mechanical systems include two boilers and two hot water tanks. Tenants pay their own heat, hot water, cooking gas, and electric. The property is located in the Oakwood/New Dorp Heights area of Staten Island, with a Walk Score of 81, Transit Score of 72, and Bike Score of 62.
Key Highlights
- Detached two‑family property on a 42 x 100 lot
- First‑floor apartment has four rooms and can be configured as a two‑bedroom
- Second‑floor unit includes two bedrooms, a large living room, and an eat‑in kitchen
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
$54,766
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
6.85%
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%
$1,095,320
$1.1M
Cap Rate 7%
$782,371
$782.4K
Cap Rate 9%
$608,511
$608.5K
Market Conditions
NOI Build-Up for 2,156 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
$82.8K $38.40/SF
− Vacancy
−$4.6K −$2.11/SF
EGI
$78.2K $36.29/SF
− OpEx
−$23.5K −$10.89/SF
NOI
$54.8K $25.40/SF
Area
ZIP 10306
Vacancy
5.50%
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%
$1,095,320
Cap Rate 7%
$782,371
Cap Rate 9%
$608,511
Alternative Uses
Best Use
Multifamily LT 5
$782.4K
$684.6K – $912.8K
NOI $54,766 @ 7.0% cap · market cap 6.85%
Second Best
Apartment 5plus
$695.2K
$608.3K – $811.1K
NOI $48,665 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$1.03M
$900.1K – $1.20M
NOI $72,011 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,433
Businesses Nearby
Explore this area
Business Placement
Demographics for 10306, NY
57,919
Population
21,299
Households
2.7
Avg Household Size
43
Median Age
34%
College-Educated
88%
High-School Grad
7.2 sq mi
ZIP Area
8,044
Density / Sq Mi
$97,746
Median Household Income
$54,052
Median Earnings
$1,743
Median Rent
$675,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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 - Two separate apartments with backyard access, attic space, and an unfinished basement provide flexible residential income use.
Where is this duplex located?
The property is located at 65 Saint Stephens Pl Staten Island, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Detached two‑family property on a 42 x 100 lot; First‑floor apartment has four rooms and can be configured as a two‑bedroom; Second‑floor unit includes two bedrooms, a large living room, and an eat‑in kitchen
