Four-Bedroom Duplex with Outdoor
For Sale
$920,000
16 May Place, Staten Island, NY 10312
Residential, Staten Island, NY
Property Size2,495 SF
Lot Size0.06 Acres
Price / SF$368.74
Days on Market9
Property Features for 16 May Place
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-2
Bedrooms
4
Bathrooms
3
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 3, Bedroom 4
Parking features
On Street, Garage, Off Street, Driveway
Patio and Porch features
Deck, Patio
Interior features
Ceiling Fan(s)
Fencing
Fenced
Appliances
Water Filter, Dishwasher, Dryer, Microwave, Refrigerator, Washer
Lot features
Front Yard, Back Yard, Side
Subdivision
Annadale
Standard status
Active
APN
6205-127
Size
2,495 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
8023
HOA Fee
$30 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Cooling system
Wall Unit(s)
Amenities
Trex deck
covered patio
wall A/C units
window A/C unit
washer and dryer
refrigerator
dishwasher
Building Details
Year built
1986
Floors in Building
3
Building materials
Brick, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Homes R Us Realty of NY, Inc.
(718) 668-2550
Listed By:
Svetlana Noll · License #10301222590
(929) 433-9563
Added: Sep 23
Changed: Sep 30
Last Checked: Oct 1 at 5:06PM
MLS# 2605403
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 2,495-square-foot duplex in Staten Island provides four bedrooms and three baths across a multi-level Colonial layout. The first-floor bedroom has a private side entrance and a three-quarter bath, while the second level includes an eat-in kitchen, living and dining areas, oversized windows, and a half bath. The upper floor adds a primary bedroom with two double closets, Jack-and-Jill bath access, and two additional bedrooms.
Outdoor features include a Trex deck, covered patio, fenced yard, and parking through the garage, driveway, off-street, and on-street options. The property sits on a 0.0568-acre lot and was built in 1986. Interior systems include three-zone baseboard heating, wall-mounted air-conditioning units, a washer and dryer, and a 2025 hot water heater. R3-2 zoning and public sewer service are also documented.
Outdoor features include a Trex deck, covered patio, fenced yard, and parking through the garage, driveway, off-street, and on-street options. The property sits on a 0.0568-acre lot and was built in 1986. Interior systems include three-zone baseboard heating, wall-mounted air-conditioning units, a washer and dryer, and a 2025 hot water heater. R3-2 zoning and public sewer service are also documented.
Key Highlights
- 2,495 square feet with 4 bedrooms and 3 baths
- 0.0568‑acre fenced lot with Trex deck, covered patio, and yard
- First‑floor bedroom with private side entrance and 3/4 bath
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
$61,653
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
6.70%
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%
$1,233,060
$1.2M
Cap Rate 7%
$880,757
$880.8K
Cap Rate 9%
$685,033
$685.0K
Market Conditions
NOI Build-Up for 2,495 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
$95.8K $38.40/SF
− Vacancy
−$7.7K −$3.10/SF
EGI
$88.1K $35.30/SF
− OpEx
−$26.4K −$10.59/SF
NOI
$61.7K $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%
$1,233,060
Cap Rate 7%
$880,757
Cap Rate 9%
$685,033
Alternative Uses
Best Use
Multifamily LT 5
$880.8K
$770.7K – $1.03M
NOI $61,653 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$774.9K
$678.0K – $904.0K
NOI $54,242 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,334 @ 7.0% cap · market cap 9.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
835
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
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Frequently Asked Questions
What type of property is this?
Duplex - Flexible residential layout with separate-entry bedroom, multiple baths, updated appliances, and private deck and yard areas.
Where is this duplex located?
The property is located at 16 May Place Staten Island, NY.
What is the asking price?
The asking price for this property is $920,000.
What are key features of this property?
This property features: 2,495 square feet with 4 bedrooms and 3 baths; 0.0568‑acre fenced lot with Trex deck, covered patio, and yard; First‑floor bedroom with private side entrance and 3/4 bath
