Two-Family Duplex with Rear
For Sale
$679,000
39 Gloria Court, Staten Island, NY 10302
Residential, Staten Island, NY
Property Size1,620 SF
Lot Size0.08 Acres
Price / SF$419.14
Days on Market44
Property Features for 39 Gloria Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bathroom 2, Bathroom 1
Parking features
Offsite
Interior features
Central Air, Dishwasher, Refrigerator, Stove
Basement
Full, Finished
Subdivision
Westerleigh
Standard status
Active
Size
1,620 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
6721
Amenities
rear deck
backyard
side yard
Building Details
Flooring type
Hardwood
Building materials
Wood Frame
Listing Agency:
Keller Williams Realty Empire
(718) 954-8400
Listed By:
Firas Toum · License #10401218208
(347) 515-0647
Added: Jul 29
Changed: Sep 6
Last Checked: Sep 10 at 9:06AM
MLS# 503397
Copyright © 2026 Brooklyn New York Multiple Listing Service. 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 1,620-square-foot, two-family semi-detached duplex includes a three-bedroom main residence with one full bathroom and one half bath. The layout features a living room, eat-in kitchen, rear deck, and backyard, while the upper level provides three bedrooms and a full bathroom. A basement bathroom adds to the property’s functional configuration. Central air, hardwood flooring, a dishwasher, refrigerator, and stove are included, with wood-frame construction throughout.
The property occupies 0.0771 acres at 39 Gloria Court in Staten Island, NY 10302. Exterior features include a spacious side yard and an assigned parking space. Public transportation, shopping, restaurants, and other amenities are located nearby.
The property occupies 0.0771 acres at 39 Gloria Court in Staten Island, NY 10302. Exterior features include a spacious side yard and an assigned parking space. Public transportation, shopping, restaurants, and other amenities are located nearby.
Key Highlights
- Two‑family duplex with 1,620 square feet of property size
- Main unit includes 3 bedrooms, 1.5 baths, eat‑in kitchen, living room, rear deck, and backyard
- Upper level provides three bedrooms and a full bathroom
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
$40,286
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
5.93%
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%
$805,720
$805.7K
Cap Rate 7%
$575,514
$575.5K
Cap Rate 9%
$447,622
$447.6K
Market Conditions
NOI Build-Up for 1,620 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
$60.3K $37.20/SF
− Vacancy
−$2.7K −$1.67/SF
EGI
$57.6K $35.53/SF
− OpEx
−$17.3K −$10.66/SF
NOI
$40.3K $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%
$805,720
Cap Rate 7%
$575,514
Cap Rate 9%
$447,622
Alternative Uses
Best Use
Multifamily LT 5
$575.5K
$503.6K – $671.4K
NOI $40,286 @ 7.0% cap · market cap 5.93%
Second Best
Apartment 5plus
$513.2K
$449.1K – $598.8K
NOI $35,925 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$773.0K
$676.4K – $901.8K
NOI $54,108 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,143
Businesses Nearby
Explore this area
Business Placement
Demographics for 10302, NY
20,931
Population
6,927
Households
3
Avg Household Size
35
Median Age
29%
College-Educated
85%
High-School Grad
1.2 sq mi
ZIP Area
17,443
Density / Sq Mi
$76,089
Median Household Income
$43,608
Median Earnings
$1,800
Median Rent
$586,300
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 - Semi-detached income property with a three-bedroom main residence, eat-in kitchen, basement bathroom, and side yard.
Where is this duplex located?
The property is located at 39 Gloria Court Staten Island, NY.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Two‑family duplex with 1,620 square feet of property size; Main unit includes 3 bedrooms, 1.5 baths, eat‑in kitchen, living room, rear deck, and backyard; Upper level provides three bedrooms and a full bathroom
