Detached Two-Family
For Sale
$729,000
76 Greenleaf Avenue, Staten Island, NY 10310
MULTI_FAMILY - Staten Island, NY
Property Size2,000 SF
Lot Size0.11 Acres
Price / SF$364.50
Days on Market26
Property Features for 76 Greenleaf Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3A
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Interior features
Stove
Basement
Finished
Subdivision
Port Richmond
Standard status
Active
Size
2,000 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Annual Amount
5911
Building Details
Year built
1899
Floors in Building
2
Number of units
2
Flooring type
Tile, Laminate
Building materials
Wood Frame
Roof type
Shingle
Listing Agency:
Tiger Realty
(917) 708-9966
Listed By:
Peter Pan · License #10401215383
(917) 708-9966
Added: Jul 28
Changed: Aug 12
Last Checked: Aug 22 at 7:06AM
MLS# 503091
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.
76 Greenleaf Avenue is a detached two-family duplex on an oversized 50' x 100' lot. Built in 1899 and well maintained, the home provides about 2,000 square feet of living space plus a finished basement for additional bonus space.
The first floor features a 3-bedroom, 1-bath apartment, while the second floor has a 2-bedroom, 1-bath apartment. Both units are currently vacant with no leases in place, offering flexibility for owner occupancy, rental income, or multigenerational living. A private driveway provides parking for two vehicles, and the property also includes a generous backyard for outdoor use.
Conveniently located just moments from Forest Avenue, the property offers access to nearby restaurants, shopping, supermarkets, and schools. Multiple local and express bus routes are nearby, providing commuting convenience throughout Staten Island and to Manhattan.
The first floor features a 3-bedroom, 1-bath apartment, while the second floor has a 2-bedroom, 1-bath apartment. Both units are currently vacant with no leases in place, offering flexibility for owner occupancy, rental income, or multigenerational living. A private driveway provides parking for two vehicles, and the property also includes a generous backyard for outdoor use.
Conveniently located just moments from Forest Avenue, the property offers access to nearby restaurants, shopping, supermarkets, and schools. Multiple local and express bus routes are nearby, providing commuting convenience throughout Staten Island and to Manhattan.
Key Highlights
- Detached two‑family duplex on an oversized 50' x 100' lot
- Built in 1899 with about 2,000 square feet of living space
- First‑floor unit: 3‑bedroom, 1‑bath 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
$49,736
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
6.82%
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%
$994,720
$994.7K
Cap Rate 7%
$710,514
$710.5K
Cap Rate 9%
$552,622
$552.6K
Market Conditions
NOI Build-Up for 2,000 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
$74.4K $37.20/SF
− Vacancy
−$3.3K −$1.67/SF
EGI
$71.1K $35.53/SF
− OpEx
−$21.3K −$10.66/SF
NOI
$49.7K $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%
$994,720
Cap Rate 7%
$710,514
Cap Rate 9%
$552,622
Alternative Uses
Best Use
Multifamily LT 5
$710.5K
$621.7K – $828.9K
NOI $49,736 @ 7.0% cap · market cap 6.82%
Second Best
Apartment 5plus
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$954.3K
$835.0K – $1.11M
NOI $66,800 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,968
Businesses Nearby
Explore this area
Business Placement
Demographics for 10310, NY
26,667
Population
9,909
Households
2.7
Avg Household Size
37
Median Age
31%
College-Educated
88%
High-School Grad
1.8 sq mi
ZIP Area
14,815
Density / Sq Mi
$106,118
Median Household Income
$57,861
Median Earnings
$1,638
Median Rent
$623,300
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 - R3A zoning; two units currently vacant in a detached duplex built in 1899.
Where is this duplex located?
The property is located at 76 Greenleaf Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $729,000.
What are key features of this property?
This property features: Detached two‑family duplex on an oversized 50' x 100' lot; Built in 1899 with about 2,000 square feet of living space; First‑floor unit: 3‑bedroom, 1‑bath apartment
