Under-Construction
For Sale
$1,299,900
1054 Drumgoole Road W, Staten Island, NY 10312
Residential Income, Staten Island, NY
Property Size2,700 SF
Lot Size0.08 Acres
Price / SF$481.44
Days on Market98
Property Features for 1054 Drumgoole Road W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R3X
Bedrooms
6
Bathrooms
6
Full bathrooms
4
Rooms
Bedroom 3, Bathroom 2, Bathroom 4, Bathroom 5, Bathroom 6, Bedroom 2, Bedroom 4, Bedroom 5, Bathroom 1, Bedroom 6, Bedroom 1, Bathroom 3
Parking features
Off Street
Patio and Porch features
Deck
Interior features
Walk-In Closet(s)
Basement
Finished
Lot features
Front Yard, Back Yard
Subdivision
Annadale
Standard status
Active
APN
6264-024
Size
2,700 SF
Lot size
0.08 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Building materials
Stone, Stucco, Vinyl Siding
Architectural style
Colonial
Listing Agency:
JM Properties
(718) 524-6673
Listed By:
Tisha Torino
(646) 824-4425
Added: Jun 4
Changed: Aug 31
Last Checked: Sep 9 at 5:06PM
MLS# 2603135
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 under-construction duplex at 1054 Drumgoole Road W is planned as a 6-over-6 residence with 2,700 square feet of property size and an additional approximately 1,350 square feet in the finished basement. The design includes a custom kitchen with 42-inch shaker-style cabinetry, walnut oak flooring, panel doors, crown molding, and 9-foot ceilings. Six bathrooms are provided, including a primary suite with a private en-suite, while the basement includes two 3/4 bathrooms, front and rear entrances, multiple interior access points, and a rear staircase.
The property is in Annandale, Staten Island, near highways, transportation, and shopping. It is served by public sewer and includes forced-air electric heating, central air conditioning, off-street parking, and a deck. The exterior combines stone, stucco, and vinyl siding, with completion identified for 2026.
The property is in Annandale, Staten Island, near highways, transportation, and shopping. It is served by public sewer and includes forced-air electric heating, central air conditioning, off-street parking, and a deck. The exterior combines stone, stucco, and vinyl siding, with completion identified for 2026.
Key Highlights
- 6‑over‑6 duplex under construction with 2,700 square feet of property size
- Approximately 1,350 sq ft of additional living space in the finished basement
- Six bathrooms, including two 3/4 bathrooms in the basement
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
$66,719
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
5.13%
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%
$1,334,380
$1.3M
Cap Rate 7%
$953,129
$953.1K
Cap Rate 9%
$741,322
$741.3K
Market Conditions
NOI Build-Up for 2,700 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
$103.7K $38.40/SF
− Vacancy
−$8.4K −$3.10/SF
EGI
$95.3K $35.30/SF
− OpEx
−$28.6K −$10.59/SF
NOI
$66.7K $24.71/SF
Area
ZIP 10312
Vacancy
8.07%
Lease Rate
$38.40 /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%
$1,334,380
Cap Rate 7%
$953,129
Cap Rate 9%
$741,322
Alternative Uses
Best Use
Multifamily LT 5
$953.1K
$834.0K – $1.11M
NOI $66,719 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$838.6K
$733.7K – $978.3K
NOI $58,699 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$1.29M
$1.13M – $1.50M
NOI $90,181 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
465
Businesses Nearby
Explore this area
Business Placement
Demographics for 10312, NY
61,642
Population
22,547
Households
2.7
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
6.9 sq mi
ZIP Area
8,934
Density / Sq Mi
$111,434
Median Household Income
$62,700
Median Earnings
$1,911
Median Rent
$698,900
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - R3X-zoned residential property with a finished basement, private entrances, and central air conditioning.
Where is this duplex located?
The property is located at 1054 Drumgoole Road W Staten Island, NY.
What is the asking price?
The asking price for this property is $1,299,900.
What are key features of this property?
This property features: 6‑over‑6 duplex under construction with 2,700 square feet of property size; Approximately 1,350 sq ft of additional living space in the finished basement; Six bathrooms, including two 3/4 bathrooms in the basement
