New Construction Two-Family Side-Hall
For Sale
$1,349,000
Pending
728 Maguire Avenue, Staten Island, NY 10309
MULTI_FAMILY - Staten Island, NY
Property Size3,000 SF
Lot Size0.09 Acres
Days on Market469
Property Features for 728 Maguire Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R3X
Bedrooms
4
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 4, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 3, Bathroom 1, Bathroom 2
Parking features
Carport, On Street, Off Street
Patio and Porch features
Deck
Interior features
Walk-In Closet(s)
Basement
Apartment, Full
Lot features
Back Yard
Subdivision
Rossville
Standard status
Pending
APN
07035-0068
Size
3,000 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
13000
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Amenities
custom EIK
hardwood floors
finished basement
rec room
legal apartment
garage
backyard
Building Details
Year built
2025
Floors in Building
2
Number of units
2
Building materials
Stone, Vinyl Siding
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Nicole Molinini · License #40MO1063271
(718) 987-7900
Added: May 14, 2025
Changed: Aug 2
Last Checked: Aug 25 at 1:06AM
MLS# 2502770
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.
New construction two-family side-hall colonial duplex built in 2025, set on a 0.0918-acre lot and totaling 3,000 square feet. The stone and vinyl siding exterior is paired with a main-level layout that includes a foyer, living/dining combo, custom island EIK, family room, laundry, and a half bath. The second level offers a master bedroom with a 4-piece bath and WIC, plus three additional bedrooms and a second full bath. The finished basement (excluding flooring in the main unit) includes a rec room and a legal apartment option, providing either a studio or a 1-bedroom rental.
The home includes central air, electric forced-air heating, public sewer, and an attic for additional storage. Outdoor space is supported by a deck, and parking options include a built-in one-car garage, a carport, and on- and off-street parking.
Interior highlights include a walk-in closet, with construction currently listed as under construction and ready for your finishing.
The home includes central air, electric forced-air heating, public sewer, and an attic for additional storage. Outdoor space is supported by a deck, and parking options include a built-in one-car garage, a carport, and on- and off-street parking.
Interior highlights include a walk-in closet, with construction currently listed as under construction and ready for your finishing.
Key Highlights
- Two‑family side‑hall colonial duplex under construction, built in 2025
- 4‑bedroom, 3‑bath main home plus basement studio or 1‑bedroom rental option
- Finished basement includes rec room and legal apartment setup (excluding main unit flooring)
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
$74,605
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
5.53%
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%
$1,492,100
$1.5M
Cap Rate 7%
$1,065,786
$1.1M
Cap Rate 9%
$828,944
$828.9K
Market Conditions
NOI Build-Up for 3,000 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
$111.6K $37.20/SF
− Vacancy
−$5.0K −$1.67/SF
EGI
$106.6K $35.53/SF
− OpEx
−$32.0K −$10.66/SF
NOI
$74.6K $24.87/SF
Area
Staten Island, NY
Vacancy
4.50%
Lease Rate
$37.20 /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%
$1,492,100
Cap Rate 7%
$1,065,786
Cap Rate 9%
$828,944
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$932.6K – $1.24M
NOI $74,605 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$950.4K
$831.6K – $1.11M
NOI $66,528 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,201 @ 7.0% cap · market cap 7.43%
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
446
Businesses Nearby
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
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 - R3X-zoned new construction duplex with a 4-bedroom main home plus a basement studio or 1-bedroom rental.
Where is this duplex located?
The property is located at 728 Maguire Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,349,000.
What are key features of this property?
This property features: Two‑family side‑hall colonial duplex under construction, built in 2025; 4‑bedroom, 3‑bath main home plus basement studio or 1‑bedroom rental option; Finished basement includes rec room and legal apartment setup (excluding main unit flooring)
