Mixed-Use Property With
For Sale
Contact for pricing
85 Montgomery Avenue, Staten Island, NY 10301
Five rental units and street-level retail create a combined residential and commercial layout.
Property Size5,090 SF
Price / SF$372.89
Days on Market233
Property Features for 85 Montgomery Avenue
General Information
Standard status
Active
Size
5,090 SF
Property subtype
Multifamily, Retail, Mixed Use
Zoning
R-5
Net Operating Income
$102,000
Additional Details
Gross Income
$139,000
Public Transit
Yes
Multifamily Units
5
Building Details
Year Built
2008
Buildings
1
Units
6
Listing Agency:
Molcho Realty Group
(732) 289-3900
Listed By:
Maurice Molcho · License #10301216355
Source:
Crexi
Added: Jan 10
Changed: Aug 30
Last Checked: Aug 30 at 7:16PM
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 Molcho Realty Group
Investment Insights
Based on property information with market context.
Located at 85 Montgomery Avenue in Staten Island, this mixed-use property contains five rental units alongside a street-level retail space. The configuration combines residential occupancy with a commercial component within one building, providing distinct rental and retail areas.
Built in 2008, the property measures 5,090 square feet and carries R-5 zoning. The address is in the St. George area, with public transit, key roadways, restaurants, and local shops nearby. The existing layout supports both residential and street-facing commercial use.
Built in 2008, the property measures 5,090 square feet and carries R-5 zoning. The address is in the St. George area, with public transit, key roadways, restaurants, and local shops nearby. The existing layout supports both residential and street-facing commercial use.
Key Highlights
- Five rental units plus a street‑level retail space
- 5,090 SF mixed‑use property
- Built in 2008
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
$112,876
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
5.95%
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%
$2,257,520
$2.3M
Cap Rate 7%
$1,612,514
$1.6M
Cap Rate 9%
$1,254,178
$1.3M
Market Conditions
NOI Build-Up for 5,090 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
$213.8K $42.00/SF
− Vacancy
−$8.6K −$1.68/SF
EGI
$205.2K $40.32/SF
− OpEx
−$92.4K −$18.14/SF
NOI
$112.9K $22.18/SF
Area
Staten Island, NY
Vacancy
4.00%
Lease Rate
$42.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,257,520
Cap Rate 7%
$1,612,514
Cap Rate 9%
$1,254,178
Alternative Uses
Best Use
Apartment 5plus
$1.61M
$1.41M – $1.88M
NOI $112,876 @ 7.0% cap · market cap 5.95%
Second Best
Retail
$1.56M
$1.37M – $1.83M
NOI $109,541 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$2.43M
$2.13M – $2.83M
NOI $170,007 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
1,664
Businesses Nearby
Explore this area
Business Placement
Demographics for 10301, NY
41,474
Population
16,631
Households
2.5
Avg Household Size
40
Median Age
38%
College-Educated
88%
High-School Grad
3.8 sq mi
ZIP Area
10,914
Density / Sq Mi
$84,937
Median Household Income
$50,140
Median Earnings
$1,697
Median Rent
$657,000
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?
Mixed-use property - Five rental units and street-level retail create a combined residential and commercial layout.
Where is this mixed-use property located?
The property is located at 85 Montgomery Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,898,000.
What are key features of this property?
This property features: Five rental units plus a street‑level retail space; 5,090 SF mixed‑use property; Built in 2008
