Vacant Two-Family
For Sale
$650,000
90 Comstock Avenue, Staten Island, NY 10314
Residential Income, Staten Island, NY
Property Size1,736 SF
Lot Size0.09 Acres
Price / SF$374.42
Days on Market64
Property Features for 90 Comstock Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-2
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 2, Bathroom 1, Bedroom 1, Bathroom 2
Parking features
Driveway, Garage
Patio and Porch features
Deck, Patio
Lot features
Back Yard
Subdivision
Graniteville
Standard status
Active
Size
1,736 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
5806
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Building Details
Year built
1970
Floors in Building
2
Number of units
2
Building materials
Brick
Listing Agency:
Robert DeFalco Realty, Inc.
Listed By:
Catherine Crumbley
(718) 987-7900
Added: Jul 20
Changed: Sep 13
Last Checked: Sep 21 at 8:06PM
MLS# 2604087
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.
This 1,736-square-foot brick duplex, built in 1970, contains two residential units and will be delivered vacant. The first-floor walk-in apartment has one bedroom, a living room, dining area, and full bathroom. The second-floor unit includes three bedrooms, a full bathroom, and a deck. There is no basement.
The property occupies 0.0922 acres at 90 Comstock Avenue in Staten Island, NY 10314. Outdoor features include a spacious backyard, patio, and deck. On-site parking is provided by a garage and driveway. The property is served by public sewer and uses natural gas hot-water heating. Zoning is R3-2.
The property occupies 0.0922 acres at 90 Comstock Avenue in Staten Island, NY 10314. Outdoor features include a spacious backyard, patio, and deck. On-site parking is provided by a garage and driveway. The property is served by public sewer and uses natural gas hot-water heating. Zoning is R3-2.
Key Highlights
- Two‑family duplex with 1,736 square feet of property size
- First‑floor walk‑in unit with 1 bedroom, living room, dining area, and full bathroom
- Second‑floor unit includes 3 bedrooms, full bathroom, and deck
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
$47,349
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
7.28%
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%
$946,980
$947.0K
Cap Rate 7%
$676,414
$676.4K
Cap Rate 9%
$526,100
$526.1K
Market Conditions
NOI Build-Up for 1,736 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
$70.8K $40.80/SF
− Vacancy
−$3.2K −$1.84/SF
EGI
$67.6K $38.96/SF
− OpEx
−$20.3K −$11.69/SF
NOI
$47.3K $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%
$946,980
Cap Rate 7%
$676,414
Cap Rate 9%
$526,100
Alternative Uses
Best Use
Multifamily LT 5
$676.4K
$591.9K – $789.2K
NOI $47,349 @ 7.0% cap · market cap 7.28%
Second Best
Apartment 5plus
$627.2K
$548.8K – $731.8K
NOI $43,906 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office A
$828.3K
$724.8K – $966.4K
NOI $57,983 @ 7.0% cap · market cap 8.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
967
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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Brick construction with one- and three-bedroom layouts, outdoor space, and garage parking.
Where is this duplex located?
The property is located at 90 Comstock Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two‑family duplex with 1,736 square feet of property size; First‑floor walk‑in unit with 1 bedroom, living room, dining area, and full bathroom; Second‑floor unit includes 3 bedrooms, full bathroom, and deck
