Two-Family High Ranch
For Sale
$988,888
Pending
69 Fraser Street, Staten Island, NY 10314
MULTI_FAMILY - Ranch - Staten Island, NY
Property Size2,744 SF
Lot Size0.10 Acres
Days on Market129
Property Features for 69 Fraser Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3X
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 2, Bedroom 3, Bathroom 3, Bathroom 2, Bedroom 1, Bathroom 4, Bathroom 1
Parking features
Carport, Driveway
Patio and Porch features
Deck
Interior features
Walk-In Closet(s)
Basement
Full
Lot features
Back Yard
Subdivision
Heartland Village
Standard status
Pending
Size
2,744 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
9933
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1970
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding
Architectural style
Ranch
Listing Agency:
Encore Real Estate LLC
(718) 442-1960
Listed By:
Michael Ford · License #10301222104
(718) 442-1960
Added: Apr 15
Changed: Aug 2
Last Checked: Aug 21 at 7:06PM
MLS# 2602015
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 two-family high ranch duplex offers a 2-bedroom rental apartment with additional basement space, set in a ranch-style structure built in 1970. The home features walk-in closet(s) and vinyl siding, with forced air heating using natural gas. Central air provides cooling, and outdoor living includes a deck. For parking, there is a carport and driveway.
The property is located at 69 Fraser Street on a 0.0964-acre lot, with a total property size of 2,744 square feet. Sewer service is public sewer. The interior layout includes multiple bedrooms and bathrooms across the home’s rooms, supporting the two-unit configuration.
With R3X zoning, this duplex is positioned for residential rental use within the property’s existing high-ranch structure and parking setup.
The property is located at 69 Fraser Street on a 0.0964-acre lot, with a total property size of 2,744 square feet. Sewer service is public sewer. The interior layout includes multiple bedrooms and bathrooms across the home’s rooms, supporting the two-unit configuration.
With R3X zoning, this duplex is positioned for residential rental use within the property’s existing high-ranch structure and parking setup.
Key Highlights
- R3X zoned two‑family high ranch duplex
- Built in 1970 with ranch architectural style
- 2,744 SF total property size on 0.0964‑acre lot
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
$74,842
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
7.57%
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%
$1,496,840
$1.5M
Cap Rate 7%
$1,069,171
$1.1M
Cap Rate 9%
$831,578
$831.6K
Market Conditions
NOI Build-Up for 2,744 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
$112.0K $40.80/SF
− Vacancy
−$5.0K −$1.84/SF
EGI
$106.9K $38.96/SF
− OpEx
−$32.1K −$11.69/SF
NOI
$74.8K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
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%
$1,496,840
Cap Rate 7%
$1,069,171
Cap Rate 9%
$831,578
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$935.5K – $1.25M
NOI $74,842 @ 7.0% cap · market cap 7.57%
Second Best
Apartment 5plus
$991.4K
$867.5K – $1.16M
NOI $69,399 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,650 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,060
Businesses Nearby
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - R3X zoned two-family high ranch duplex with central air, forced-gas heat, and a deck plus carport and driveway parking.
Where is this duplex located?
The property is located at 69 Fraser Street Staten Island, NY.
What is the asking price?
The asking price for this property is $988,888.
What are key features of this property?
This property features: R3X zoned two‑family high ranch duplex; Built in 1970 with ranch architectural style; 2,744 SF total property size on 0.0964‑acre lot
