Duplex with Attached One-Car
For Sale
$1,050,000
7305 Lighthouse Drive, Arverne, NY 11692
MULTI_FAMILY - Arverne, NY
Property Size2,970 SF
Lot Size0.04 Acres
Price / SF$353.54
Days on Market51
Property Features for 7305 Lighthouse Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R6
Bedrooms
5
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 4, Bathroom 3, Bedroom 2, Bathroom 4, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 5
Parking features
Garage - Attached
Interior features
Central Air, Dishwasher, Dryer, Refrigerator, Washer
Subdivision
Arverne
Standard status
Active
Size
2,970 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
8349
Amenities
private backyard
laundry facilities
Building Details
Year built
2003
Floors in Building
3
Number of units
2
Flooring type
Tile, Carpet, Laminate
Building materials
Wood Frame
Roof type
Shingle
Architectural style
Other
Listing Agency:
RE/MAX Elite
(718) 690-3900
Listed By:
Melissa M. Carrington · License #10491209088
(718) 690-3900
Added: Jun 24
Changed: Aug 3
Last Checked: Aug 13 at 7:06AM
MLS# 502560
Copyright © 2026 Brooklyn New York Multiple Listing Service. 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 duplex offers two distinct residences under one roof, described as an Admiralty model. The main residence includes soaring ceilings, oversized windows, and an open-concept layout with a living room, dining area, open kitchen, and a half bath on the first floor, plus direct access to a private backyard. It also features an attached one-car garage. The upper level provides three bedrooms, including a primary suite with an ensuite bath and walk-in closet, along with a full hallway bath and a dedicated laundry area.
The second unit is a two-story walk-up with high ceilings, oversized windows, and an open kitchen, living, and dining area. It includes a washer/dryer in-unit, two bedrooms, and a full bath.
Additional property details include a wood frame construction and shingle roof, built in 2003. The home has central air and interior features listed such as dishwasher, refrigerator, and washer/dryer. The lot size is 0.0421 acres, with property size of 2,970 square feet, and the property is zoned R6.
The second unit is a two-story walk-up with high ceilings, oversized windows, and an open kitchen, living, and dining area. It includes a washer/dryer in-unit, two bedrooms, and a full bath.
Additional property details include a wood frame construction and shingle roof, built in 2003. The home has central air and interior features listed such as dishwasher, refrigerator, and washer/dryer. The lot size is 0.0421 acres, with property size of 2,970 square feet, and the property is zoned R6.
Key Highlights
- Two‑family duplex with attached one‑car garage
- Lot size 0.0421 acres and 2,970 square feet
- Zoned R6
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
$72,600
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
6.91%
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%
$1,452,000
$1.5M
Cap Rate 7%
$1,037,143
$1.0M
Cap Rate 9%
$806,667
$806.7K
Market Conditions
NOI Build-Up for 2,970 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
$137.2K $46.20/SF
− Vacancy
−$5.2K −$1.76/SF
EGI
$132.0K $44.44/SF
− OpEx
−$59.4K −$20.00/SF
NOI
$72.6K $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%
$1,452,000
Cap Rate 7%
$1,037,143
Cap Rate 9%
$806,667
Alternative Uses
Best Use
Apartment 5plus
$1.04M
$907.5K – $1.21M
NOI $72,600 @ 7.0% cap · market cap 6.91%
Second Best
Multifamily LT 5
$702.3K
$614.5K – $819.3K
NOI $49,158 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$2.19M
$1.92M – $2.55M
NOI $153,266 @ 7.0% cap · market cap 14.60%
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
631
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 - R6-zoned two-family duplex with central air, an attached one-car garage, and interior washer/dryer.
Where is this duplex located?
The property is located at 7305 Lighthouse Drive Arverne, NY.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Two‑family duplex with attached one‑car garage; Lot size 0.0421 acres and 2,970 square feet; Zoned R6
