Renovated Duplex With
For Sale
$1,999,999
Pending
25 Carolyn Court, Staten Island, NY 10309
MULTI_FAMILY - Colonial - Staten Island, NY
Property Size3,964 SF
Lot Size0.23 Acres
Days on Market124
Property Features for 25 Carolyn Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3X
Bedrooms
5
Bathrooms
5
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 3, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 5, Bathroom 4, Bedroom 3, Bedroom 4, Bathroom 5
Parking features
Open, Driveway, Off Street
Security features
Security System
Patio and Porch features
Patio
Pool private
1
Basement
Full
Lot features
Front Yard, Back Yard
Subdivision
Princes Bay
Standard status
Pending
Size
3,964 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Annual Amount
15425
HOA Fee
$54 Annually
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Hot Water(Heating)
Cooling system
Central Air
Amenities
pool
outdoor kitchen
pizza oven
pergola lounge
patio
Building Details
Year built
2000
Floors in Building
2
Number of units
1
Building materials
Brick, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Kristina Gershteyn · License #40BE1131823
(718) 987-7900
Added: Apr 24
Changed: Aug 6
Last Checked: Aug 25 at 1:06AM
MLS# 2602235
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 two-family Colonial provides 3,964 square feet of living space on a 0.2261-acre parcel. Built in 2000, the property combines brick and vinyl siding with renovated interiors, central air, and natural-gas hot-water heating. The layout includes a separately renovated one-bedroom apartment, along with five bedrooms and five bathrooms overall.
Outdoor improvements create several distinct areas for recreation and hosting, including a private in-ground pool, patio, outdoor kitchen with a built-in pizza oven, and pergola lounge. Open driveway and off-street parking are provided. The residence is positioned on a private cul-de-sac in Staten Island and is subject to R3X zoning.
Outdoor improvements create several distinct areas for recreation and hosting, including a private in-ground pool, patio, outdoor kitchen with a built-in pizza oven, and pergola lounge. Open driveway and off-street parking are provided. The residence is positioned on a private cul-de-sac in Staten Island and is subject to R3X zoning.
Key Highlights
- Two‑family Colonial with 3,964 square feet of living space
- Renovated one‑bedroom apartment included
- Private in‑ground pool, patio, outdoor kitchen, and pergola lounge
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
$98,578
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
4.93%
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%
$1,971,560
$2.0M
Cap Rate 7%
$1,408,257
$1.4M
Cap Rate 9%
$1,095,311
$1.1M
Market Conditions
NOI Build-Up for 3,964 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
$147.5K $37.20/SF
− Vacancy
−$6.6K −$1.67/SF
EGI
$140.8K $35.53/SF
− OpEx
−$42.2K −$10.66/SF
NOI
$98.6K $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%
$1,971,560
Cap Rate 7%
$1,408,257
Cap Rate 9%
$1,095,311
Alternative Uses
Best Use
Multifamily LT 5
$1.41M
$1.23M – $1.64M
NOI $98,578 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$1.26M
$1.10M – $1.47M
NOI $87,906 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$1.89M
$1.65M – $2.21M
NOI $132,398 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
476
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 - Two-family Colonial with updated interiors, a private pool, and multiple outdoor entertaining areas.
Where is this duplex located?
The property is located at 25 Carolyn Court Staten Island, NY.
What is the asking price?
The asking price for this property is $1,999,999.
What are key features of this property?
This property features: Two‑family Colonial with 3,964 square feet of living space; Renovated one‑bedroom apartment included; Private in‑ground pool, patio, outdoor kitchen, and pergola lounge
