Detached Duplex with Harbor
For Sale
$949,900
74 Highview Avenue, Staten Island, NY 10301
Residential Income, Staten Island, NY
Property Size3,000 SF
Lot Size0.19 Acres
Price / SF$316.63
Days on Market100
Property Features for 74 Highview Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R2
Bedrooms
5
Bathrooms
4
Full bathrooms
3
Half bathrooms
2
Rooms
Bathroom 3, Bedroom 3, Bedroom 1, Bathroom 2, Bathroom 5, Bedroom 2, Bathroom 4, Bedroom 4, Bedroom 5, Bathroom 1
Parking features
Off Street, Garage, Driveway
Patio and Porch features
Deck
Interior features
Ceiling Fan(s)
Fencing
Fenced, Chain Link
Basement
Finished, Full
Lot features
Front Yard, Back Yard
Subdivision
New Brighton
Standard status
Active
APN
00055-0072
Size
3,000 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Annual Amount
6297
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Cooling system
Window Unit(s)
Building Details
Year built
1970
Floors in Building
2
Number of units
2
Building materials
Asbestos, Brick
Architectural style
Colonial
Listing Agency:
Tom Crimmins Realty, Ltd.
(718) 370-3200
Listed By:
Linda Agugliaro · License #30KR0766849
(718) 370-3222
Added: Jun 11
Changed: Sep 16
Last Checked: Sep 18 at 1:06AM
MLS# 2603279
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.
This detached Colonial duplex provides approximately 3,000 square feet on a 0.1856-acre lot. The main residence includes three bedrooms and two bathrooms, along with a foyer, living room, formal dining room, open kitchen with dining area, and an additional family or living room. French doors connect that space to a deck and fenced yard. Hardwood flooring is found throughout the home, and the property also includes a separate two-bedroom rental apartment.
Built in 1970, the property has R2 zoning, brick construction, hot-water natural gas heating, window-unit cooling, public sewer, and garage, driveway, and off-street parking. Its Staten Island setting includes a harbor view and access to Staten Island Ferry service and buses.
Built in 1970, the property has R2 zoning, brick construction, hot-water natural gas heating, window-unit cooling, public sewer, and garage, driveway, and off-street parking. Its Staten Island setting includes a harbor view and access to Staten Island Ferry service and buses.
Key Highlights
- 3,000 square feet on a 0.1856‑acre lot
- Main residence with 3 bedrooms and 2 bathrooms
- Separate 2‑bedroom rental apartment
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
7.85%
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 7.85%
Second Best
Apartment 5plus
$950.4K
$831.6K – $1.11M
NOI $66,528 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,201 @ 7.0% cap · market cap 10.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family Colonial offering a primary residence, separate rental apartment, parking, and fenced outdoor space.
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 $949,900.
What are key features of this property?
This property features: 3,000 square feet on a 0.1856‑acre lot; Main residence with 3 bedrooms and 2 bathrooms; Separate 2‑bedroom rental apartment
