Two-Family Colonial with Detached
For Sale
$1,549,999
Pending
81 Woodvale Avenue, Staten Island, NY 10309
MULTI_FAMILY - Colonial - Staten Island, NY
Property Size3,608 SF
Lot Size1.18 Acres
Days on Market71
Property Features for 81 Woodvale Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3X
Bedrooms
4
Bathrooms
3
Full bathrooms
1
Half bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 5, Bathroom 3, Bathroom 4, Bedroom 2, Bathroom 2, Bathroom 1
Parking features
Driveway, Open, Off Street
Security features
Security System
Patio and Porch features
Patio
Interior features
Ceiling Fan(s)
Fencing
Fenced
Basement
Unfinished, Partial
Lot features
Front Yard, Back Yard
Subdivision
Princes Bay
Standard status
Pending
APN
06751/130
Size
3,608 SF
Lot size
1.18 Acres
Taxes and HOA fees
Tax Annual Amount
10347
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating), Steam
Cooling system
Window Unit(s)
Amenities
saltwater in-ground pool
patio
fairytale garden
Building Details
Year built
1899
Floors in Building
3
Number of units
2
Building materials
Vinyl Siding
Architectural style
Colonial
Listing Agency:
J Milo Real Estate
(718) 872-9300
Listed By:
Jenine Milo · License #10301120597
(718) 872-9300
Added: Jun 15
Changed: Aug 3
Last Checked: Aug 24 at 6:06PM
MLS# 2603368
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.
Two-family Colonial home on an R3X-zoned lot, built in 1899, offering 3,608 square feet of total living space. The layout connects a kitchen, dining room, and living room on the main level, along with a powder room and a convenient third bedroom. A four-season room of approximately 402 square feet adds flexible indoor living space, supported by exposed wooden beams. The home includes three bedrooms in total, featuring a renovated primary suite with a three-quarter bath, plus additional bedrooms and rooms that support everyday use.
The property also offers substantial add-on space, including a fully finished walk-up attic, plus a second attic and a basement for storage. Heating is natural gas with hot water and steam, and cooling is provided via window unit(s). Outdoor features include a fenced yard, a brand-new paved patio, and a saltwater in-ground pool. Parking is available via driveway/open/off-street areas, and there is a detached garage with additional space above it.
Above the detached garage is an extra-large one-bedroom apartment. The property also includes a pool house converted into an old-world baker’s kitchen with a half bath and a separate private entrance.
The property also offers substantial add-on space, including a fully finished walk-up attic, plus a second attic and a basement for storage. Heating is natural gas with hot water and steam, and cooling is provided via window unit(s). Outdoor features include a fenced yard, a brand-new paved patio, and a saltwater in-ground pool. Parking is available via driveway/open/off-street areas, and there is a detached garage with additional space above it.
Above the detached garage is an extra-large one-bedroom apartment. The property also includes a pool house converted into an old-world baker’s kitchen with a half bath and a separate private entrance.
Key Highlights
- 3,608 SF two‑family Colonial on a 1.18‑acre lot (116 x 397)
- Detached garage with an extra‑large one‑bedroom apartment above
- Approximately 402 SF four‑season room with exposed wooden beams
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
$89,724
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
5.79%
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%
$1,794,480
$1.8M
Cap Rate 7%
$1,281,771
$1.3M
Cap Rate 9%
$996,933
$996.9K
Market Conditions
NOI Build-Up for 3,608 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
$134.2K $37.20/SF
− Vacancy
−$6.0K −$1.67/SF
EGI
$128.2K $35.53/SF
− OpEx
−$38.5K −$10.66/SF
NOI
$89.7K $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%
$1,794,480
Cap Rate 7%
$1,281,771
Cap Rate 9%
$996,933
Alternative Uses
Best Use
Multifamily LT 5
$1.28M
$1.12M – $1.50M
NOI $89,724 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$1.14M
$1.00M – $1.33M
NOI $80,011 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,508 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
591
Businesses Nearby
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
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 - R3X zoned two-family Colonial with a detached garage, fenced yard, patio, and saltwater in-ground pool.
Where is this duplex located?
The property is located at 81 Woodvale Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,549,999.
What are key features of this property?
This property features: 3,608 SF two‑family Colonial on a 1.18‑acre lot (116 x 397); Detached garage with an extra‑large one‑bedroom apartment above; Approximately 402 SF four‑season room with exposed wooden beams
