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    Arverne Two-Family Home with Views Title is generated by Realmo AI

    74-13 Hillmeyer Avenue, Arverne, NY 11692

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    Pending
    $919,000

    MULTI_FAMILY - Arverne, NY

    Lot size:
    0.06 Acres
    Added:
    Jan 7, 2026
    Days on Market:
    130
    Last Refresh:
    May 17 at 1:06 am

    Property Features for 74-13 Hillmeyer Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    2
    Rooms
    Bathroom 2, Bedroom 3, Bedroom 5, Basement, Bathroom 1, Bedroom 6, Bedroom 2, Bedroom 4, Bedroom 1
    Parking features
    Driveway
    Interior features
    Elevator, Open Floorplan, Open Kitchen, Recessed Lighting, Washer/Dryer Hookup
    Basement
    Walk-Out Access, Finished
    Accessibility
    Accessible Elevator Installed
    Standard status
    Pending
    APN
    16062-0014
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    7172

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas
    Cooling system
    Wall/Window Unit(s), Window Unit(s)
    Water source
    Public
    Water front
    1

    Building Details

    Year built
    2019
    Number of units
    2
    Flooring type
    Hardwood
    Building materials
    Frame

    We can help!

    Listing Contact
    Monika M. Krynska SFR

    Listing agent Monika M. Krynska SFR

    Listing office Charles Rutenberg Realty Inc 255 Executive Dr Ste 208, Plainview, NY

    Listing date Jan 7, 2026

    MLS# 949321 Listing URL

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Newer construction (2019) two‑family home in excellent condition.
    • Directly across from Jamaica Bay with water views.
    • Two spacious units, each with 3 bedrooms and 1 bathroom.
    • Separate utilities for each unit, including a separately metered walk‑out basement.
    • Immediate rental income from currently rented unit.
    • Full walk‑out basement offers versatile space for storage, recreation, or customization.

    Overview

    This recently constructed two-family home is in excellent condition, offering flexibility and income potential. Each of the two spacious units includes three bedrooms and one full bathroom. The units have separate utilities for independent living and efficient management. One unit is currently rented, providing immediate rental income. The property also features a full walk-out basement with its own separate meter, suitable for storage, recreation, a home office, or future customization. Private parking is available. Located in Arverne, New York, directly across from Jamaica Bay, the property offers water views and expansive airport views. This multi-family property is suitable for both owner-occupants and investors seeking newer construction in a waterfront location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Arverne
    County
    Queens
    State
    New York
    Longitude
    -73.804052
    Latitude
    40.597032

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    FAQs

    What type of property is this?
    Duplex - Recently built two-family home with income potential and water views.
    Where is this duplex located?
    The property is located at 74-13 Hillmeyer Avenue Arverne, NY.
    What is the asking price?
    The asking price for this property is $919,000.
    What are key features of this property?
    This property features: Newer construction (2019) two‑family home in excellent condition.; **Directly across from Jamaica Bay with water views.**; Two spacious units, each with 3 bedrooms and 1 bathroom.
    (516) 575-7500
    We can help!
    Listing Contact
    Monika M. Krynska SFR
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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