Renovated Two-Family
For Sale
$867,900
81 Sumner Avenue, Staten Island, NY 10314
Detached brick-and-stucco residence with updated interiors, central air, private parking, and a finished walk-in-level area.
Property Size1,200 SF
Days on Market52
Property Features for 81 Sumner Avenue
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,373
Amenities
central air
gazebo
Building Details
Building Size
1,200 SF
Year Built
1915
Buildings
1
Construction
Colonial
Listing Agency:
Ashford Homes LLC
Listed By:
Ida Kaman Wong · License #10401332562
(929) 364-1301
Source:
Wonicarealtors
Added: Jul 13
Changed: Sep 1
Last Checked: Aug 31 at 9:25PM
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 Ashford Homes LLC
Investment Insights
Based on property information with market context.
This detached two-family Colonial, built in 1915, combines brick-and-stucco construction with a comprehensive interior renovation. The property provides approximately 1,200 square feet of main living space along with an additional 650 square feet of finished, walk-in-level living area. Updated kitchens and bathrooms, modern finishes, and central air support the building’s current residential configuration.
A private driveway serves the property, while the oversized fully paved backyard includes a gazebo. The home is near shopping, restaurants, schools, local and express bus service, major highways, and bridges. Its two-family layout and finished lower-level space provide flexibility for an owner-occupant or residential investment use, as supported by the existing configuration.
A private driveway serves the property, while the oversized fully paved backyard includes a gazebo. The home is near shopping, restaurants, schools, local and express bus service, major highways, and bridges. Its two-family layout and finished lower-level space provide flexibility for an owner-occupant or residential investment use, as supported by the existing configuration.
Key Highlights
- Detached two‑family Colonial built in 1915
- Approximately 1,200 sq ft of main living space plus 650 sq ft of finished walk‑in‑level space
- Fully renovated with updated kitchens, bathrooms, and modern finishes
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
$32,730
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
3.77%
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%
$654,600
$654.6K
Cap Rate 7%
$467,571
$467.6K
Cap Rate 9%
$363,667
$363.7K
Market Conditions
NOI Build-Up for 1,200 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
$49.0K $40.80/SF
− Vacancy
−$2.2K −$1.84/SF
EGI
$46.8K $38.96/SF
− OpEx
−$14.0K −$11.69/SF
NOI
$32.7K $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%
$654,600
Cap Rate 7%
$467,571
Cap Rate 9%
$363,667
Alternative Uses
Best Use
Multifamily LT 5
$467.6K
$409.1K – $545.5K
NOI $32,730 @ 7.0% cap · market cap 3.77%
Second Best
Apartment 5plus
$433.6K
$379.4K – $505.8K
NOI $30,349 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$572.6K
$501.0K – $668.0K
NOI $40,080 @ 7.0% cap · market cap 4.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
947
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 - Detached brick-and-stucco residence with updated interiors, central air, private parking, and a finished walk-in-level area.
Where is this duplex located?
The property is located at 81 Sumner Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $867,900.
What are key features of this property?
This property features: Detached two‑family Colonial built in 1915; Approximately 1,200 sq ft of main living space plus 650 sq ft of finished walk‑in‑level space; Fully renovated with updated kitchens, bathrooms, and modern finishes
