Two-Family Duplex with
For Sale
$679,000
39 Gloria Court, Staten Island, NY 10302
Residential Income, Staten Island, NY
Property Size1,620 SF
Lot Size0.08 Acres
Price / SF$419.14
Days on Market45
Property Features for 39 Gloria Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-2
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 4
Parking features
Driveway, Assigned
Basement
Apartment
Lot features
Front Yard, Back Yard
Subdivision
Westerleigh
Standard status
Active
Size
1,620 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Annual Amount
6721
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
rear deck
backyard
side yard
Building Details
Year built
2001
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding
Listing Agency:
Keller Williams Realty Empire
(718) 954-8400
Listed By:
Firas Toum · License #10401218208
(347) 515-0647
Added: Jul 28
Changed: Sep 7
Last Checked: Sep 10 at 9:06AM
MLS# 2604258
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 2-family semi-detached duplex at 39 Gloria Court includes 1,620 square feet of living area on a 0.0771-acre lot. The main residence provides three bedrooms, a 1.5-bath configuration, an eat-in kitchen, living room, rear deck, and backyard. The upper level contains three bedrooms and a full bathroom, while the basement includes another full bathroom. A side yard and driveway with assigned parking add to the property’s exterior amenities.
Built in 2001, the home has vinyl siding, natural gas forced-air heat, central air conditioning, and public sewer service. The property is zoned R3-2 and is located near public transportation, shopping, restaurants, and other amenities in Staten Island, NY.
Built in 2001, the home has vinyl siding, natural gas forced-air heat, central air conditioning, and public sewer service. The property is zoned R3-2 and is located near public transportation, shopping, restaurants, and other amenities in Staten Island, NY.
Key Highlights
- 2‑family semi‑detached duplex with 1,620 square feet of living area
- 0.0771‑acre lot with rear deck, backyard, and spacious side yard
- Main residence includes three bedrooms, eat‑in kitchen, living room, and 1.5 baths
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 property with a rear deck, backyard, side yard, and assigned parking space.
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: 2‑family semi‑detached duplex with 1,620 square feet of living area; 0.0771‑acre lot with rear deck, backyard, and spacious side yard; Main residence includes three bedrooms, eat‑in kitchen, living room, and 1.5 baths
