Two-Family Colonial
For Sale
$699,000
Pending
15 Gloria Court, Staten Island, NY 10302
Residential Income, Staten Island, NY
Property Size1,860 SF
Lot Size0.05 Acres
Days on Market146
Property Features for 15 Gloria Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3 -2
Bedrooms
4
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 4, Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 2
Parking features
Assigned
Patio and Porch features
Deck
Basement
Apartment
Lot features
Back Yard
Subdivision
Westerleigh
Standard status
Pending
Size
1,860 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
5866
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Amenities
yard
parking pad
Building Details
Year built
2001
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding
Architectural style
Colonial
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Mark Boscaino · License #10301212181
(917) 559-4685
Added: Apr 30
Changed: Sep 13
Last Checked: Sep 22 at 12:06AM
MLS# 2602353
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 property provides 1,860 square feet of residential space on a 0.0523-acre lot. The semi-attached layout includes two units with spacious rooms, an eat-in kitchen, and a lower-level one-bedroom apartment. Both units feature new carpet and flooring along with fresh paint. The home was built in 2001 and has vinyl siding, natural gas forced-air heat, central air, and public sewer service.
Outdoor features include a large side and rear yard, a deck, and an additional parking pad. Assigned parking is also listed. The property is located at 15 Gloria Court in Staten Island, NY 10302, near shopping, transportation, schools, and neighborhood amenities. R3 -2 zoning and the two-unit configuration provide a clear residential income property profile.
Outdoor features include a large side and rear yard, a deck, and an additional parking pad. Assigned parking is also listed. The property is located at 15 Gloria Court in Staten Island, NY 10302, near shopping, transportation, schools, and neighborhood amenities. R3 -2 zoning and the two-unit configuration provide a clear residential income property profile.
Key Highlights
- Two‑family semi with a lower‑level one‑bedroom apartment
- 1,860 square feet on a 0.0523‑acre lot
- New carpet and flooring plus fresh paint in both units
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
$46,255
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
6.62%
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%
$925,100
$925.1K
Cap Rate 7%
$660,786
$660.8K
Cap Rate 9%
$513,944
$513.9K
Market Conditions
NOI Build-Up for 1,860 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
$69.2K $37.20/SF
− Vacancy
−$3.1K −$1.67/SF
EGI
$66.1K $35.53/SF
− OpEx
−$19.8K −$10.66/SF
NOI
$46.3K $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%
$925,100
Cap Rate 7%
$660,786
Cap Rate 9%
$513,944
Alternative Uses
Best Use
Multifamily LT 5
$660.8K
$578.2K – $770.9K
NOI $46,255 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$589.2K
$515.6K – $687.5K
NOI $41,247 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$887.5K
$776.6K – $1.04M
NOI $62,124 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
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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 - R3 -2 zoning, a private outdoor area, and assigned parking support flexible residential use.
Where is this duplex located?
The property is located at 15 Gloria Court Staten Island, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two‑family semi with a lower‑level one‑bedroom apartment; 1,860 square feet on a 0.0523‑acre lot; New carpet and flooring plus fresh paint in both units
