New-Construction Duplex with Finished
For Sale
$989,000
Pending
77 Perry Avenue, Staten Island, NY 10314
SINGLE_FAMILY - Colonial - Staten Island, NY
Property Size2,394 SF
Lot Size0.09 Acres
Days on Market8
Property Features for 77 Perry Avenue
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Zoning
R3-1
Bedrooms
4
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bathroom 3, Bathroom 4
Parking features
Carport, Off Street
Patio and Porch features
Deck
Basement
Partially Finished, Full
Appliances
Dishwasher
Lot features
Front Yard, Back Yard, Side
Subdivision
Westerleigh
Standard status
Pending
APN
0725-0043
Size
2,394 SF
Lot size
0.09 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
built-in garage
hardwood floors
quartz countertops
custom cabinetry
finished basement
separate entrance
Building Details
Year built
2025
Floors in Building
4
Building materials
Brick, Stucco
Architectural style
Colonial
Listing Agency:
Homes R Us Realty of NY, Inc.
(718) 668-2550
Listed By:
Irina Dobrodum
(718) 668-2550
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 24 at 5:06PM
MLS# 2604630
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 under-construction Colonial duplex offers 2,394 square feet with four bedrooms and four bathrooms. The interior plan includes hardwood flooring in the main living areas, a kitchen with quartz countertops and custom cabinetry, and a fully finished tiled basement with a separate entrance. A built-in garage, deck, central air, forced-air natural gas heating, and a dishwasher are included. Brick and stucco construction support the contemporary design, while the property is scheduled for completion in 2025.
The property is located at 77 Perry Avenue in Staten Island, New York, within the 10314 postal area. Public sewer serves the site, and the lot measures 0.0904 acres. Plans are available, and the property remains under construction.
The property is located at 77 Perry Avenue in Staten Island, New York, within the 10314 postal area. Public sewer serves the site, and the lot measures 0.0904 acres. Plans are available, and the property remains under construction.
Key Highlights
- 2,394‑square‑foot under‑construction Colonial duplex
- Four bedrooms and four bathrooms
- Finished tiled basement with separate entrance
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
$65,296
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
6.60%
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%
$1,305,920
$1.3M
Cap Rate 7%
$932,800
$932.8K
Cap Rate 9%
$725,511
$725.5K
Market Conditions
NOI Build-Up for 2,394 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
$97.7K $40.80/SF
− Vacancy
−$4.4K −$1.84/SF
EGI
$93.3K $38.96/SF
− OpEx
−$28.0K −$11.69/SF
NOI
$65.3K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,305,920
Cap Rate 7%
$932,800
Cap Rate 9%
$725,511
Alternative Uses
Best Use
Multifamily LT 5
$932.8K
$816.2K – $1.09M
NOI $65,296 @ 7.0% cap · market cap 6.60%
Second Best
Apartment 5plus
$865.0K
$756.8K – $1.01M
NOI $60,547 @ 7.0% cap · market cap 6.12%
Theoretical Best
Office A
$1.14M
$999.5K – $1.33M
NOI $79,960 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,327
Businesses Nearby
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
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 - Under-construction Colonial property with a separate-entry basement, built-in garage, deck, and contemporary interior finishes.
Where is this duplex located?
The property is located at 77 Perry Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $989,000.
What are key features of this property?
This property features: 2,394‑square‑foot under‑construction Colonial duplex; Four bedrooms and four bathrooms; Finished tiled basement with separate entrance
