Well-Maintained Legal Duplex
For Sale
Contact for pricing
Pending
975 Lamont Avenue, Staten Island, NY 10309
Legal two-family home with a finished basement, sauna, studio apartment, and private backyard with gazebo.
Property Size2,650 SF
Days on Market59
Property Features for 975 Lamont Avenue
General Information
Standard status
Pending
Size
2,650 SF
Total Parking Spaces
1
Property subtype
Multifamily
Zoning
R3X
Additional Details
Multifamily Units
2
Building Details
Year Built
2005
Stories
3
Units
2
Tenancy
Multi
Listing Agency:
Homes R US Realty Of NY Inc
Listed By:
Gennady (Gary) Papirov · License #NY
(917) 856-2012
Source:
Crexi
Added: Jul 8
Changed: Aug 31
Last Checked: Aug 29 at 6:44AM
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 Homes R US Realty Of NY Inc
Investment Insights
Based on property information with market context.
Welcome to 975 Lamont Avenue, a beautifully maintained legal two-family residence offering a main home plus a studio apartment. The property includes 4 bedrooms and 4 bathrooms, along with a full finished basement featuring a sauna. A 1-car garage and a large private backyard with a gazebo round out the outdoor space.
Inside, the main home is highlighted by a custom chef’s kitchen with two sinks, quartz countertops, top-of-the-line appliances, and radiant heated floors that extend into an adjoining family room. The family room includes a fireplace and new Andersen sliding doors leading to the backyard. Gleaming hardwood floors, recessed lighting, and a primary suite with a custom walk-in closet, motorized blinds, and a private 4-piece bath add to the home’s finished character.
Additional upgrades include fully paid-off solar panels, three-zone central air, and pavers in the front, side, and backyard. The home is near Bloomingdale Park and convenient to shopping, restaurants, highly rated schools, and express transportation to Brooklyn and NYC.
Inside, the main home is highlighted by a custom chef’s kitchen with two sinks, quartz countertops, top-of-the-line appliances, and radiant heated floors that extend into an adjoining family room. The family room includes a fireplace and new Andersen sliding doors leading to the backyard. Gleaming hardwood floors, recessed lighting, and a primary suite with a custom walk-in closet, motorized blinds, and a private 4-piece bath add to the home’s finished character.
Additional upgrades include fully paid-off solar panels, three-zone central air, and pavers in the front, side, and backyard. The home is near Bloomingdale Park and convenient to shopping, restaurants, highly rated schools, and express transportation to Brooklyn and NYC.
Key Highlights
- Legal 2‑family home built in 2005 with 4 bedrooms and 4 bathrooms
- Full finished basement includes a sauna
- Main home features a custom chef’s kitchen with two sinks, quartz countertops, and top‑of‑the‑line 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
$65,901
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
5.15%
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%
$1,318,020
$1.3M
Cap Rate 7%
$941,443
$941.4K
Cap Rate 9%
$732,233
$732.2K
Market Conditions
NOI Build-Up for 2,650 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
$98.6K $37.20/SF
− Vacancy
−$4.4K −$1.67/SF
EGI
$94.1K $35.53/SF
− OpEx
−$28.2K −$10.66/SF
NOI
$65.9K $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%
$1,318,020
Cap Rate 7%
$941,443
Cap Rate 9%
$732,233
Alternative Uses
Best Use
Multifamily LT 5
$941.4K
$823.8K – $1.10M
NOI $65,901 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$839.5K
$734.6K – $979.4K
NOI $58,766 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$1.26M
$1.11M – $1.48M
NOI $88,511 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
360
Businesses Nearby
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
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 - Legal two-family home with a finished basement, sauna, studio apartment, and private backyard with gazebo.
Where is this duplex located?
The property is located at 975 Lamont Avenue Staten Island, NY.
What is the asking price?
The asking price for this property is $1,279,900.
What are key features of this property?
This property features: Legal 2‑family home built in 2005 with 4 bedrooms and 4 bathrooms; Full finished basement includes a sauna; Main home features a custom chef’s kitchen with two sinks, quartz countertops, and top‑of‑the‑line appliances
