Detached Two-Family Brick
For Sale
$1,699,000
Pending
20 Spruce Court, Staten Island, NY 10307
MULTI_FAMILY - Colonial - Staten Island, NY
Property Size4,800 SF
Lot Size0.28 Acres
Days on Market95
Property Features for 20 Spruce Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R1-2
Bedrooms
6
Bathrooms
5
Full bathrooms
3
Rooms
Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 3, Bathroom 5, Bathroom 1, Bathroom 2
Parking features
Driveway
Patio and Porch features
Deck
Interior features
Walk-In Closet(s), Central Vacuum, Ceiling Fan(s)
Basement
Finished, Full
Appliances
Water Filter
Lot features
Front Yard, Back Yard
Subdivision
Tottenville
Standard status
Pending
APN
7786-0046
Size
4,800 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
15045
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Hot Water(Heating)
Cooling system
Central Air
Amenities
wood-burning fireplace
koi pond
brick oven
workspace shed
solar panels
radiant heated floors
central air conditioning
jacuzzi tub
private balcony
cathedral ceilings
vaulted ceilings
skylight
walk-in closet
French sliders
Building Details
Year built
1995
Floors in Building
2
Number of units
1
Building materials
Brick
Architectural style
Colonial
Listing Agency:
Triolo Realty Group, Inc.
(718) 844-5414
Listed By:
Franca Morvillo · License #10301214588
(917) 836-1594
Added: May 26
Changed: Aug 2
Last Checked: Aug 28 at 9:06AM
MLS# 2602950
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.
A detached two-family brick colonial offering approximately 4,800 square feet of living space and a center-hall layout, built in 1995. The home features a tiled foyer with cathedral ceilings, formal living and dining rooms with hardwood floors, and an open-concept living area with a wood-burning fireplace, a large kitchen with a center island, Corian countertops, and stainless steel appliances including a six-burner stove. The first floor also includes a 3/4 bath, an office/bedroom, a laundry room with backyard access, and entry to the two-car garage. The second floor offers vaulted ceilings, a skylight above the staircase, and five large bedrooms with hardwood flooring, including an oversized primary suite with a walk-in closet and a five-piece private bath with a jacuzzi tub, plus French sliders to a private balcony. The full finished basement adds additional open areas and extra rooms. Additional features include radiant heated floors, solar panels, baseboard heat, and central air conditioning.
Set on an oversized 12,384 square foot lot, the property includes an oversized yard with a koi pond, a brick oven, a large workspace shed, and a deck. The property has driveway parking and uses a septic tank for sewer.
The second-floor apartment consists of 1 BR with an open-concept living area.
Set on an oversized 12,384 square foot lot, the property includes an oversized yard with a koi pond, a brick oven, a large workspace shed, and a deck. The property has driveway parking and uses a septic tank for sewer.
The second-floor apartment consists of 1 BR with an open-concept living area.
Key Highlights
- Approximately 4,800 square feet of living space in a detached two‑family brick colonial
- Oversized 12,384 square foot lot with yard amenities including a koi pond and brick oven
- Built in 1995 with a center‑hall colonial layout
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
$119,367
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
7.03%
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%
$2,387,340
$2.4M
Cap Rate 7%
$1,705,243
$1.7M
Cap Rate 9%
$1,326,300
$1.3M
Market Conditions
NOI Build-Up for 4,800 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
$178.6K $37.20/SF
− Vacancy
−$8.0K −$1.67/SF
EGI
$170.5K $35.53/SF
− OpEx
−$51.2K −$10.66/SF
NOI
$119.4K $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%
$2,387,340
Cap Rate 7%
$1,705,243
Cap Rate 9%
$1,326,300
Alternative Uses
Best Use
Multifamily LT 5
$1.71M
$1.49M – $1.99M
NOI $119,367 @ 7.0% cap · market cap 7.03%
Second Best
Apartment 5plus
$1.52M
$1.33M – $1.77M
NOI $106,445 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$2.29M
$2.00M – $2.67M
NOI $160,321 @ 7.0% cap · market cap 9.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
590
Businesses Nearby
Explore this area
Business Placement
Demographics for 10307, NY
14,129
Population
5,390
Households
2.6
Avg Household Size
41
Median Age
39%
College-Educated
90%
High-School Grad
1.6 sq mi
ZIP Area
8,831
Density / Sq Mi
$138,807
Median Household Income
$74,211
Median Earnings
$1,618
Median Rent
$799,100
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 - R1-2 zoned detached two-family brick home with central air, central vacuum, and a second-floor 1 BR apartment.
Where is this duplex located?
The property is located at 20 Spruce Court Staten Island, NY.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: Approximately 4,800 square feet of living space in a detached two‑family brick colonial; Oversized 12,384 square foot lot with yard amenities including a koi pond and brick oven; Built in 1995 with a center‑hall colonial layout
