Two-Unit Semi-Attached
For Sale
$789,000
Pending
79 Downes Ave, Staten Island, NY 10312
The main residence requires updating, while the second unit offers income-producing potential.
Property Size1,320 SF
Days on Market134
Property Features for 79 Downes Ave
General Information
Standard status
Pending
Size
1,320 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
requires updating
Additional Details
Multifamily Units
2
Building Details
Year Built
1984
Buildings
1
Listing Agency:
Robert DeFalco Realty, Inc.
Listed By:
Barbara Pisano
(718) 987-7900
Source:
Statenislandhomelistings
Added: Apr 24
Changed: Sep 2
Last Checked: Sep 1 at 8:00PM
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 Robert DeFalco Realty, Inc.
Investment Insights
Based on property information with market context.
This two-family semi-attached duplex at 79 Downes Ave includes a primary residence that requires updating, allowing the next owner to undertake improvements suited to the property’s needs. A separate second unit contributes additional residential functionality and income-producing potential. The property is being sold as-is and was built in 1984.
Located in Staten Island, the home is near shopping, transportation, schools, and local amenities. Its two-unit configuration supports both investment and owner-occupant use, subject to applicable requirements.
Located in Staten Island, the home is near shopping, transportation, schools, and local amenities. Its two-unit configuration supports both investment and owner-occupant use, subject to applicable requirements.
Key Highlights
- Two‑family semi‑attached duplex
- Main unit requires updating
- Second unit offers income‑producing potential
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
$32,618
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
4.13%
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%
$652,360
$652.4K
Cap Rate 7%
$465,971
$466.0K
Cap Rate 9%
$362,422
$362.4K
Market Conditions
NOI Build-Up for 1,320 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
$50.7K $38.40/SF
− Vacancy
−$4.1K −$3.10/SF
EGI
$46.6K $35.30/SF
− OpEx
−$14.0K −$10.59/SF
NOI
$32.6K $24.71/SF
Area
ZIP 10312
Vacancy
8.07%
Lease Rate
$38.40 /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%
$652,360
Cap Rate 7%
$465,971
Cap Rate 9%
$362,422
Alternative Uses
Best Use
Multifamily LT 5
$466.0K
$407.7K – $543.6K
NOI $32,618 @ 7.0% cap · market cap 4.13%
Second Best
Apartment 5plus
$410.0K
$358.7K – $478.3K
NOI $28,697 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$629.8K
$551.1K – $734.8K
NOI $44,088 @ 7.0% cap · market cap 5.59%
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
477
Businesses Nearby
Explore this area
Business Placement
Demographics for 10312, NY
61,642
Population
22,547
Households
2.7
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
6.9 sq mi
ZIP Area
8,934
Density / Sq Mi
$111,434
Median Household Income
$62,700
Median Earnings
$1,911
Median Rent
$698,900
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 - The main residence requires updating, while the second unit offers income-producing potential.
Where is this duplex located?
The property is located at 79 Downes Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: Two‑family semi‑attached duplex; Main unit requires updating; Second unit offers income‑producing potential
