Brighton Heights Multifamily
For Sale
Contact for pricing
260 Brighton Ave, Staten Island, NY 10301
Four-story multifamily property in Clove Lake/Brighton Heights.
Property Size2,840 SF
Lot Size0.14 Acres
Price / SF$351.76
Days on Market857
Property Features for 260 Brighton Ave
General Information
Standard status
Active
Size
2,840 SF
Lot size
0.14 Acres
Property subtype
Multifamily
Zoning
R3A
Building Details
Year Built
2024
Listing Agency:
RJM Realty Empire
Listed By:
Melsa Skrapalliu · License #NY
Source:
Crexi
Added: Apr 17, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:06AM
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 RJM Realty Empire
Investment Insights
Based on property information with market context.
Located in Clove Lake/Brighton Heights, this four-story multifamily property offers a total of 2840.23 square feet of living space and is built on a 6237 square foot lot. The building includes a basement and three additional floors. The first level provides 767.67 square feet, the second level offers 776.09 square feet, and the third level contains 753.35 square feet. The basement measures 486.16 square feet. The main house features a large, open floor plan ready for a custom kitchen and tiled flooring, along with three bedrooms, three bathrooms, and a laundry room. It also includes a one-car garage. The basement benefits from large windows, providing ample natural light. The second unit includes a kitchen/living room and one full bath.
Key Highlights
- New construction completed in 2024
- Enjoy a large living space with 2840.23 sq ft total area
- Features two units: A main house with 3 beds and 3 baths, plus a second unit with kitchen/living room and 1 full bath
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
$62,980
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
6.30%
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%
$1,259,600
$1.3M
Cap Rate 7%
$899,714
$899.7K
Cap Rate 9%
$699,778
$699.8K
Market Conditions
NOI Build-Up for 2,840 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
$119.3K $42.00/SF
− Vacancy
−$4.8K −$1.68/SF
EGI
$114.5K $40.32/SF
− OpEx
−$51.5K −$18.14/SF
NOI
$63.0K $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%
$1,259,600
Cap Rate 7%
$899,714
Cap Rate 9%
$699,778
Alternative Uses
Best Use
Apartment 5plus
$899.7K
$787.3K – $1.05M
NOI $62,980 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $94,857 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
926
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?
Multifamily property - Four-story multifamily property in Clove Lake/Brighton Heights.
Where is this multifamily property located?
The property is located at 260 Brighton Ave Staten Island, NY.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: New construction completed in 2024; Enjoy a large living space with 2840.23 sq ft total area; Features two units: A main house with 3 beds and 3 baths, plus a second unit with kitchen/living room and 1 full bath
