Colonial Duplex with Updated
For Sale
$729,800
Pending
93 Donley Avenue, Staten Island, NY 10305
Residential, Staten Island, NY
Property Size1,174 SF
Lot Size0.09 Acres
Days on Market1148
Property Features for 93 Donley Avenue
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R 3-2
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1
Parking features
Off Street
Interior features
Ceiling Fan(s)
Basement
Full, Finished
Appliances
Dryer, Refrigerator, Washer
Lot features
Side
Subdivision
Rosebank
Standard status
Pending
APN
03030-0092
Size
1,174 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Annual Amount
4451
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Amenities
hardwood floors
new bathroom
full kitchen
dining room
basement entrance
new roof
new windows
new front cedar shake vinyl
newer furnance
hot water heater
Building Details
Year built
1970
Floors in Building
2
Building materials
Vinyl Siding
Architectural style
Colonial
Listing Agency:
M Donato & Co. Real Estate
Listed By:
Joseph Torricelli
(718) 351-8900
Added: Jul 21, 2023
Changed: Sep 2
Last Checked: Sep 10 at 8:06AM
MLS# 1163185
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 Colonial-style duplex, built in 1970, offers 1,174 square feet on a 0.094-acre lot in Staten Island. The interior includes three bedrooms, two bathrooms, hardwood flooring, a full kitchen, dining room, and a side-access basement entrance. A first-floor bathroom has been updated, while additional improvements include a new roof, new windows, cedar shake-style vinyl exterior work, and newer furnace and hot water heater. Forced-air natural gas heating, ceiling fans, and public sewer service are in place. The property also includes a refrigerator, washer, dryer, and off-street parking.
Zoned R 3-2, the property is near transportation connections to the ferry and within minutes of the Verrazano Bridge. Its Staten Island location provides access to established regional transportation routes while retaining a residential setting.
Zoned R 3-2, the property is near transportation connections to the ferry and within minutes of the Verrazano Bridge. Its Staten Island location provides access to established regional transportation routes while retaining a residential setting.
Key Highlights
- Duplex with 1,174 square feet on a 0.094‑acre lot
- Three bedrooms and two bathrooms, including an updated first‑floor bathroom
- New roof and windows; newer furnace and hot water heater
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
$30,824
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
4.22%
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%
$616,480
$616.5K
Cap Rate 7%
$440,343
$440.3K
Cap Rate 9%
$342,489
$342.5K
Market Conditions
NOI Build-Up for 1,174 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
$47.9K $40.80/SF
− Vacancy
−$3.9K −$3.29/SF
EGI
$44.0K $37.51/SF
− OpEx
−$13.2K −$11.25/SF
NOI
$30.8K $26.26/SF
Area
ZIP 10305
Vacancy
8.07%
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%
$616,480
Cap Rate 7%
$440,343
Cap Rate 9%
$342,489
Alternative Uses
Best Use
Multifamily LT 5
$440.3K
$385.3K – $513.7K
NOI $30,824 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$405.1K
$354.5K – $472.7K
NOI $28,359 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$560.2K
$490.2K – $653.5K
NOI $39,212 @ 7.0% cap · market cap 5.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
909
Businesses Nearby
Explore this area
Business Placement
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
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 - R 3-2 zoning, off-street parking, and public sewer support this Staten Island residential property.
Where is this duplex located?
The property is located at 93 Donley Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $729,800.
What are key features of this property?
This property features: Duplex with 1,174 square feet on a 0.094‑acre lot; Three bedrooms and two bathrooms, including an updated first‑floor bathroom; New roof and windows; newer furnace and hot water heater
