Ranch Duplex with Central
For Sale
$1,275,000
653 Hylan Boulevard, Staten Island, NY 10305
MULTI_FAMILY - Ranch - Staten Island, NY
Property Size2,440 SF
Lot Size0.09 Acres
Price / SF$522.54
Days on Market60
Property Features for 653 Hylan Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-1
Bedrooms
5
Bathrooms
4
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 4, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 3, Bathroom 2, Bedroom 1, Bedroom 5, Bathroom 1
Parking features
Garage, Off Street, Driveway
Basement
Finished, Full
Lot features
Back Yard
Subdivision
Grasmere
Standard status
Active
APN
53035-0062
Size
2,440 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
9262
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1975
Floors in Building
2
Number of units
2
Building materials
Brick, Vinyl Siding
Architectural style
Ranch
Listing Agency:
Red Door Realty Group
(718) 987-3667
Listed By:
Daniel Fausak
(718) 987-3667
Added: Jun 26
Changed: Aug 2
Last Checked: Aug 24 at 5:06AM
MLS# 2603622
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.
Detached two-family ranch home in Grasmere offering five bedrooms and four bathrooms across a total of 2,440 square feet on a 0.0918-acre lot. The property is brick with vinyl siding and is heated by forced air with natural gas. Central air cooling is included.
Parking is available via a driveway plus off-street spaces and a garage. Public sewer services the home. The property is being sold as is with all contents.
Zoned R3-1, the home is positioned for convenient Staten Island access, with proximity to the Staten Island Expressway and the Verrazzano-Narrows Bridge. Express and local bus service to Manhattan is described as being steps away.
Parking is available via a driveway plus off-street spaces and a garage. Public sewer services the home. The property is being sold as is with all contents.
Zoned R3-1, the home is positioned for convenient Staten Island access, with proximity to the Staten Island Expressway and the Verrazzano-Narrows Bridge. Express and local bus service to Manhattan is described as being steps away.
Key Highlights
- 0.0918‑acre lot with detached two‑family ranch layout
- 2,440 square feet total with five bedrooms and four bathrooms
- Built in 1975 with brick and vinyl siding
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
$64,063
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
5.02%
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%
$1,281,260
$1.3M
Cap Rate 7%
$915,186
$915.2K
Cap Rate 9%
$711,811
$711.8K
Market Conditions
NOI Build-Up for 2,440 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
$99.6K $40.80/SF
− Vacancy
−$8.0K −$3.29/SF
EGI
$91.5K $37.51/SF
− OpEx
−$27.5K −$11.25/SF
NOI
$64.1K $26.26/SF
Area
ZIP 10305
Vacancy
8.07%
Lease Rate
$40.80 /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%
$1,281,260
Cap Rate 7%
$915,186
Cap Rate 9%
$711,811
Alternative Uses
Best Use
Multifamily LT 5
$915.2K
$800.8K – $1.07M
NOI $64,063 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$842.0K
$736.8K – $982.4K
NOI $58,941 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$1.16M
$1.02M – $1.36M
NOI $81,497 @ 7.0% cap · market cap 6.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
896
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Detached two-family ranch zoned R3-1 with central air, forced-air natural gas heat, and off-street parking.
Where is this duplex located?
The property is located at 653 Hylan Boulevard Staten Island, NY.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: 0.0918‑acre lot with detached two‑family ranch layout; 2,440 square feet total with five bedrooms and four bathrooms; Built in 1975 with brick and vinyl siding
