Duplex with Finished Lower
New
For Sale
$639,000
92 Mayberry Promenade, Staten Island, NY 10312
Residential, Staten Island, NY
Property Size1,260 SF
Lot Size0.04 Acres
Price / SF$507.14
Days on Market6
Property Features for 92 Mayberry Promenade
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
3
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 3, Bathroom 1
Parking features
Driveway
Patio and Porch features
Deck
Pool private
1
Interior features
Ceiling Fan(s), Fireplace, Walk-In Closet(s)
Fencing
Chain Link
Fireplace
1
Appliances
Dishwasher, Dryer, Microwave, Refrigerator, Washer
Lot features
Back Yard
Subdivision
S.E. Annadale
Standard status
Active
APN
054200080
Size
1,260 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Annual Amount
6413
HOA Fee
$480 Annually
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Building Details
Year built
1975
Floors in Building
3
Building materials
Vinyl Siding
Architectural style
Colonial
Listing Agency:
Prime Time Real Estate, Inc.
(718) 980-3000
Listed By:
Anthony C Guglieri · License #0680177
(917) 991-1005
Added: Aug 19
Changed: Aug 21
Last Checked: Aug 24 at 8:06AM
MLS# 2604729
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 1,260-square-foot duplex was built in 1975 and presents a three-bedroom, 2.5-bath layout with Colonial styling. Interior improvements include a kitchen with granite countertops, stainless steel appliances, porcelain tile, wood flooring, a fireplace, ceiling fans, and a walk-in closet. The finished walk-out first floor includes a summer kitchen, adding functional living space. Heating is provided by forced air and natural gas, with an updated heating unit and water heater.
Outdoor features include a gated backyard, deck, chain-link fencing, private pool, and driveway parking for two cars. The property occupies 0.0433 acres, uses public sewer, and is zoned R3-1. Located in Staten Island’s Atlantic Village area near S.E. Annandale, the property is also positioned near the promenade and waterfront setting described in the listing.
Outdoor features include a gated backyard, deck, chain-link fencing, private pool, and driveway parking for two cars. The property occupies 0.0433 acres, uses public sewer, and is zoned R3-1. Located in Staten Island’s Atlantic Village area near S.E. Annandale, the property is also positioned near the promenade and waterfront setting described in the listing.
Key Highlights
- 1,260‑square‑foot duplex with three bedrooms and 2.5 baths
- Finished walk‑out first floor with a summer kitchen
- Upgraded kitchen with granite countertops and stainless steel appliances
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
$31,136
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
4.87%
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%
$622,720
$622.7K
Cap Rate 7%
$444,800
$444.8K
Cap Rate 9%
$345,956
$346.0K
Market Conditions
NOI Build-Up for 1,260 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
$48.4K $38.40/SF
− Vacancy
−$3.9K −$3.10/SF
EGI
$44.5K $35.30/SF
− OpEx
−$13.3K −$10.59/SF
NOI
$31.1K $24.71/SF
Area
ZIP 10312
Vacancy
8.07%
Lease Rate
$38.40 /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%
$622,720
Cap Rate 7%
$444,800
Cap Rate 9%
$345,956
Alternative Uses
Best Use
Multifamily LT 5
$444.8K
$389.2K – $518.9K
NOI $31,136 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$391.3K
$342.4K – $456.6K
NOI $27,393 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$601.2K
$526.1K – $701.4K
NOI $42,084 @ 7.0% cap · market cap 6.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
448
Businesses Nearby
Explore this area
Business Placement
Demographics for 10312, NY
61,642
Population
22,547
Households
2.7
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
6.9 sq mi
ZIP Area
8,934
Density / Sq Mi
$111,434
Median Household Income
$62,700
Median Earnings
$1,911
Median Rent
$698,900
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-detached residence with upgraded finishes, outdoor space, private pool, and two-car driveway parking.
Where is this duplex located?
The property is located at 92 Mayberry Promenade Staten Island, NY.
What is the asking price?
The asking price for this property is $639,000.
What are key features of this property?
This property features: 1,260‑square‑foot duplex with three bedrooms and 2.5 baths; Finished walk‑out first floor with a summer kitchen; Upgraded kitchen with granite countertops and stainless steel appliances
