All-Brick Two-Family
New
For Sale
$789,000
85 Comstock Avenue, Staten Island, NY 10314
Residential, Staten Island, NY
Property Size1,900 SF
Lot Size0.23 Acres
Price / SF$415.26
Days on Market7
Property Features for 85 Comstock Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3-2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Interior features
A/C Unit - Window, Dishwasher, Dryer, Laundry Area, Microwave, Refrigerator, Stove, Washer
Subdivision
Graniteville
Standard status
Active
Size
1,900 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
6254
Amenities
basement laundry
Building Details
Year built
1970
Floors in Building
2
Number of units
2
Flooring type
Tile, Carpet
Building materials
Brick
Roof type
Asphalt, Shingle
Listing Agency:
Kirin Real Estate LLC
Listed By:
Allen Z. Luo · License #10491214007
(929) 460-0008
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 21 at 5:06PM
MLS# 504575
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.
This 1970 two-family duplex provides a 1,900-square-foot configuration with a 3BR/1BA unit and a separate 1BR/1BA unit. All-brick construction, a dedicated dining area, equipped kitchens, and a basement laundry room with washer and dryer support the residential layout. Interior features include window A/C units, dishwasher, microwave, refrigerator, stove, tile, and carpet flooring.
The property occupies a 0.2344-acre corner lot with a private driveway and a paved yard accommodating 5-6 cars. A rear patio and lawn provide additional outdoor space. The property is zoned R3-2.
The property occupies a 0.2344-acre corner lot with a private driveway and a paved yard accommodating 5-6 cars. A rear patio and lawn provide additional outdoor space. The property is zoned R3-2.
Key Highlights
- 1,900‑square‑foot two‑family duplex with separate 3BR/1BA and 1BR/1BA units
- All‑brick construction completed in 1970
- 0.2344‑acre corner lot with private driveway
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
$51,822
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
6.57%
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%
$1,036,440
$1.0M
Cap Rate 7%
$740,314
$740.3K
Cap Rate 9%
$575,800
$575.8K
Market Conditions
NOI Build-Up for 1,900 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
$77.5K $40.80/SF
− Vacancy
−$3.5K −$1.84/SF
EGI
$74.0K $38.96/SF
− OpEx
−$22.2K −$11.69/SF
NOI
$51.8K $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%
$1,036,440
Cap Rate 7%
$740,314
Cap Rate 9%
$575,800
Alternative Uses
Best Use
Multifamily LT 5
$740.3K
$647.8K – $863.7K
NOI $51,822 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$686.5K
$600.7K – $800.9K
NOI $48,053 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$906.6K
$793.3K – $1.06M
NOI $63,460 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Corner two-family property with separate living units, private parking, and a paved outdoor area.
Where is this duplex located?
The property is located at 85 Comstock Avenue 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: 1,900‑square‑foot two‑family duplex with separate 3BR/1BA and 1BR/1BA units; All‑brick construction completed in 1970; 0.2344‑acre corner lot with private driveway
