Detached Two-Family Home with
For Sale
$1,068,888
74 Highview Avenue, Staten Island, NY 10301
Two-family detached home with hardwood floors, a deck and private yard, plus an additional two-bedroom rental with parking.
Property Size3,000 SF
Price / SF$356.30
Days on Market85
Property Features for 74 Highview Avenue
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Duplex
Zoning
R2
Taxes and HOA fees
Annual Taxes
$6,297
Amenities
Eat In, Yard/Deck Access
Ceiling Fan(s)
Full Bath
3
Natural Gas
Hot Water
Formal
5.00
Window Unit(s)
1
2
Asbestos, Brick
Building Details
Year Built
1970
Listing Agency:
Tom Crimmins Realty, Ltd.
(718) 370-3222
Listed By:
Linda Agugliaro · License #30KR0766849
(718) 370-3222
Source:
Compass
Added: Jun 2
Changed: Aug 23
Last Checked: Aug 24 at 12:21PM
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 Tom Crimmins Realty, Ltd.
Investment Insights
Based on property information with market context.
This custom detached two-family home offers a comfortable, well-finished main residence and a separate two-bedroom rental. The main house includes three bedrooms and two baths, with an open foyer flowing into a large living room and a formal dining room. An open kitchen features a large dining area, and a spacious family room or second living room is finished with French doors opening to a deck and a private, park-like yard. Hardwood floors run throughout the home. Upstairs, there is a large primary bedroom, two additional bedrooms, and a full bath.
Set in the Hamilton Park section of New Brighton, the property includes a front porch with a warm-weather view of the Harbor. The home also benefits from convenient access to the Staten Island Ferry and local buses, supporting everyday commuting and connectivity.
For buyers and operators, the layout provides flexibility for owner-occupancy or income use, combining a full-featured three-bedroom main home with a separate two-bedroom rental that includes parking. The outdoor spaces—deck and private yard—add practical everyday value, whether for entertaining, relaxation, or tenant comfort.
Set in the Hamilton Park section of New Brighton, the property includes a front porch with a warm-weather view of the Harbor. The home also benefits from convenient access to the Staten Island Ferry and local buses, supporting everyday commuting and connectivity.
For buyers and operators, the layout provides flexibility for owner-occupancy or income use, combining a full-featured three-bedroom main home with a separate two-bedroom rental that includes parking. The outdoor spaces—deck and private yard—add practical everyday value, whether for entertaining, relaxation, or tenant comfort.
Key Highlights
- Two‑family detached home built in 1970 with hardwood floors throughout the main house
- Main house features 3 bedrooms and 2 baths, plus a front porch with harbor views
- Large living room with formal dining room, and an open kitchen with a large dining area
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
6.98%
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 6.98%
Second Best
Apartment 5plus
$950.4K
$831.6K – $1.11M
NOI $66,528 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,201 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
894
Businesses Nearby
Explore this area
Business Placement
Demographics for 10301, NY
41,474
Population
16,631
Households
2.5
Avg Household Size
40
Median Age
38%
College-Educated
88%
High-School Grad
3.8 sq mi
ZIP Area
10,914
Density / Sq Mi
$84,937
Median Household Income
$50,140
Median Earnings
$1,697
Median Rent
$657,000
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 - Two-family detached home with hardwood floors, a deck and private yard, plus an additional two-bedroom rental with parking.
Where is this duplex located?
The property is located at 74 Highview Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,068,888.
What are key features of this property?
This property features: Two‑family detached home built in 1970 with hardwood floors throughout the main house; Main house features 3 bedrooms and 2 baths, plus a front porch with harbor views; Large living room with formal dining room, and an open kitchen with a large dining area
