Semi-Attached Two-Family
For Sale
Contact for pricing
Pending
87 Pemberton Avenue, Staten Island, NY 10308
Semi-attached two-family home on a 136-foot deep lot with a full basement accessible from the backyard.
Property Size3,420 SF
Days on Market396
Property Features for 87 Pemberton Avenue
General Information
Standard status
Pending
Size
3,420 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Building Details
Year Built
1992
Listing Agency:
Revolution Real Estate
Listed By:
Salvatore Taormina · License #000000
Source:
Crexi
Added: Jul 8, 2025
Changed: Jul 20
Last Checked: Jul 25 at 9:43AM
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 Revolution Real Estate
Investment Insights
Based on property information with market context.
This semi-attached two-family residence includes a full basement with backyard access. The main structure measures 25x57 and offers a full attic with subfloor storage. The second floor features four bedrooms with two large bathrooms and plenty of closet space.
The first floor provides an eat-in kitchen, a half bathroom, and a living room/dining room combination, along with a side entrance to the yard. A one-bedroom rental is also located on the first floor with a side entrance, offering an eat-in kitchen/living room combo and a full bathroom. The seller is currently installing cabinets and a stove in the rental unit.
The home is equipped with two heat units and two boilers. The roof is reported to be the second layer, approximately five years old, and the HVAC is approximately two years old. Please note that some photos are virtually staged, followed by actual photos.
The first floor provides an eat-in kitchen, a half bathroom, and a living room/dining room combination, along with a side entrance to the yard. A one-bedroom rental is also located on the first floor with a side entrance, offering an eat-in kitchen/living room combo and a full bathroom. The seller is currently installing cabinets and a stove in the rental unit.
The home is equipped with two heat units and two boilers. The roof is reported to be the second layer, approximately five years old, and the HVAC is approximately two years old. Please note that some photos are virtually staged, followed by actual photos.
Key Highlights
- Semi‑attached 2‑family home built in 1992 on a 136‑foot deep lot with a full basement accessible from the backyard
- Oversized layout: 25 x 57 house with 4 bedrooms on the second floor plus 2 large bathrooms and plenty of closets
- Full attic with subfloor provides additional storage
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
$75,842
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
8.44%
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%
$1,516,840
$1.5M
Cap Rate 7%
$1,083,457
$1.1M
Cap Rate 9%
$842,689
$842.7K
Market Conditions
NOI Build-Up for 3,420 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
$143.6K $42.00/SF
− Vacancy
−$5.7K −$1.68/SF
EGI
$137.9K $40.32/SF
− OpEx
−$62.1K −$18.14/SF
NOI
$75.8K $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%
$1,516,840
Cap Rate 7%
$1,083,457
Cap Rate 9%
$842,689
Alternative Uses
Best Use
Multifamily LT 5
$1.21M
$1.06M – $1.42M
NOI $85,049 @ 7.0% cap · market cap 9.46%
Second Best
Apartment 5plus
$1.08M
$948.0K – $1.26M
NOI $75,842 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$1.63M
$1.43M – $1.90M
NOI $114,229 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
412
Businesses Nearby
Explore this area
Business Placement
Demographics for 10308, NY
28,198
Population
11,093
Households
2.5
Avg Household Size
44
Median Age
40%
College-Educated
94%
High-School Grad
2.2 sq mi
ZIP Area
12,817
Density / Sq Mi
$122,654
Median Household Income
$67,149
Median Earnings
$1,729
Median Rent
$648,800
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 - Semi-attached two-family home on a 136-foot deep lot with a full basement accessible from the backyard.
Where is this duplex located?
The property is located at 87 Pemberton Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Semi‑attached 2‑family home built in 1992 on a 136‑foot deep lot with a full basement accessible from the backyard; Oversized layout: 25 x 57 house with 4 bedrooms on the second floor plus 2 large bathrooms and plenty of closets; Full attic with subfloor provides additional storage
