Contemporary Duplex with
New
For Sale
$899,000
94 Greaves Avenue, Staten Island, NY 10308
MULTI_FAMILY - Contemporary - Staten Island, NY
Property Size2,000 SF
Price / SF$449.50
Days on Market2
Property Features for 94 Greaves Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 4, Bedroom 4, Bedroom 1, Basement, Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 3
Parking features
Driveway, Garage
Interior features
First Floor Bedroom, Eat-in Kitchen, High Ceilings, Kitchen Island, Open Kitchen, Pantry, Quartz/Quartzite Counters, Walk-In Closet(s)
Basement
Full, Finished
Elementary school
Ps 32 Gifford School
Middle school
Is 24 Myra S Barnes
High school
Susan E Wagner High School
Elementary school district
NEW YORK CITY GEOGRAPHIC DISTRICT #31
Middle school district
NEW YORK CITY GEOGRAPHIC DISTRICT #31
High school district
NEW YORK CITY GEOGRAPHIC DISTRICT #31
Standard status
Active
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
9032
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
hardwood floors
front yard
backyard
laundry area
Building Details
Year built
2004
Number of units
2
Building materials
Brick, Frame
Architectural style
Contemporary
Listing Agency:
Prospes Real Estate Corp
(718) 321-2800
Listed By:
Menghung Chiang
(646) 240-3495
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 8:06PM
MLS# 1036657
Copyright © 2026 OneKey MLS. 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 contemporary duplex was built in 2004 and provides approximately 2000 sq ft of living space. The primary residence occupies the second and third floors and includes living and dining areas, an eat-in kitchen, family room, laundry area, and backyard access. A separate studio apartment is located on the first level. Interior features include hardwood floors, high ceilings, quartz/quartzite counters, a kitchen island, pantry, open kitchen, and walk-in closet(s).
The property includes an attached garage, private driveway, front yard, and oversized backyard. Separate gas and electric meters serve the home, while heating is provided by forced air and natural gas with central air conditioning. Public water and public sewer are available. The property is located near shopping, transportation, schools, and neighborhood amenities in Great Kills, Staten Island.
The property includes an attached garage, private driveway, front yard, and oversized backyard. Separate gas and electric meters serve the home, while heating is provided by forced air and natural gas with central air conditioning. Public water and public sewer are available. The property is located near shopping, transportation, schools, and neighborhood amenities in Great Kills, Staten Island.
Key Highlights
- Approximately 2000 sq ft of living space
- Separate first‑floor studio apartment
- Main residence spans the second and third floors
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
$49,736
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
5.53%
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%
$994,720
$994.7K
Cap Rate 7%
$710,514
$710.5K
Cap Rate 9%
$552,622
$552.6K
Market Conditions
NOI Build-Up for 2,000 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
$74.4K $37.20/SF
− Vacancy
−$3.3K −$1.67/SF
EGI
$71.1K $35.53/SF
− OpEx
−$21.3K −$10.66/SF
NOI
$49.7K $24.87/SF
Area
Staten Island, NY
Vacancy
4.50%
Lease Rate
$37.20 /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%
$994,720
Cap Rate 7%
$710,514
Cap Rate 9%
$552,622
Alternative Uses
Best Use
Multifamily LT 5
$710.5K
$621.7K – $828.9K
NOI $49,736 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$954.3K
$835.0K – $1.11M
NOI $66,800 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
748
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 - Main residence spans the second and third floors, with a separate first-floor apartment and private outdoor space.
Where is this duplex located?
The property is located at 94 Greaves 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: Approximately 2000 sq ft of living space; Separate first‑floor studio apartment; Main residence spans the second and third floors
