Oceanfront Duplex with Boardwalk
For Sale
$1,250,000
7110 Beach Front Road, Arverne, NY 11692
Legal two-family residence with waterfront views and beach access.
Property Size2,520 SF
Price / SF$496.03
Days on Market86
Property Features for 7110 Beach Front Road
General Information
Standard status
Active
Size
2,520 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,612
Building Details
Building Size
2,520 SF
Year Built
2007
Units
2
Listing Agency:
Winzone Realty Inc
(347) 200-8885
Listed By:
Mo Tian
(347) 200-8885
Source:
Callexitfirst
Added: Jun 7
Changed: Aug 29
Last Checked: Aug 30 at 5:32PM
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 Winzone Realty Inc
Investment Insights
Based on property information with market context.
Built in 2007, this legal two-family residence offers approximately 2,520 square feet of living space in a beachfront setting. The property faces Rockaway Beach, with the boardwalk directly in front and water views from the home. Its duplex configuration supports use as a primary residence with additional income potential or as a multifamily investment property.
A 5.5-mile boardwalk provides space for walking, running, bicycling, and surfing along the waterfront. The property is near transportation, shopping, dining, parks, and the Atlantic Ocean shoreline, with newer-construction homes and waterfront amenities in the surrounding community.
A 5.5-mile boardwalk provides space for walking, running, bicycling, and surfing along the waterfront. The property is near transportation, shopping, dining, parks, and the Atlantic Ocean shoreline, with newer-construction homes and waterfront amenities in the surrounding community.
Key Highlights
- Legal two‑family duplex built in 2007
- Approximately 2,520 square feet of living space
- Faces Rockaway Beach with water views
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
$61,600
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
4.93%
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%
$1,232,000
$1.2M
Cap Rate 7%
$880,000
$880.0K
Cap Rate 9%
$684,444
$684.4K
Market Conditions
NOI Build-Up for 2,520 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
$116.4K $46.20/SF
− Vacancy
−$4.4K −$1.76/SF
EGI
$112.0K $44.44/SF
− OpEx
−$50.4K −$20.00/SF
NOI
$61.6K $24.44/SF
Area
Queens County, NY
Vacancy
3.80%
Lease Rate
$46.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,232,000
Cap Rate 7%
$880,000
Cap Rate 9%
$684,444
Alternative Uses
Best Use
Apartment 5plus
$880.0K
$770.0K – $1.03M
NOI $61,600 @ 7.0% cap · market cap 4.93%
Second Best
Multifamily LT 5
$595.9K
$521.4K – $695.2K
NOI $41,710 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,044 @ 7.0% cap · market cap 10.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
708
Businesses Nearby
Explore this area
Business Placement
Demographics for 11692, NY
22,776
Population
8,475
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
86%
High-School Grad
1.0 sq mi
ZIP Area
22,776
Density / Sq Mi
$49,507
Median Household Income
$39,737
Median Earnings
$1,274
Median Rent
$650,000
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 - Legal two-family residence with waterfront views and beach access.
Where is this duplex located?
The property is located at 7110 Beach Front Road Arverne, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Legal two‑family duplex built in 2007; Approximately 2,520 square feet of living space; Faces Rockaway Beach with water views
