Detached
For Sale
$1,250,000
21-23 Holbernt Court, Staten Island, NY 10302
Residential Income, Staten Island, NY
Property Size3,192 SF
Lot Size0.16 Acres
Price / SF$391.60
Days on Market113
Property Features for 21-23 Holbernt Court
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
R3A
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 4, Bedroom 5, Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3
Parking features
Off Street, Driveway
Basement
Full, Finished
Lot features
Front Yard, Back Yard
Subdivision
West Brighton
Standard status
Active
Size
3,192 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Annual Amount
8308
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating)
Building Details
Year built
1899
Floors in Building
2
Number of units
4
Building materials
Brick
Architectural style
Colonial
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
Michael C Boyle
(917) 370-1123
Added: May 4
Changed: Aug 20
Last Checked: Aug 24 at 4:06PM
MLS# 2602485
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 detached quadplex is a brick Colonial property built in 1899. The residence contains 3192 square feet with five bedrooms and four bathrooms, along with a basement that includes a separate room and office area. A walk-out connection provides access from the basement to the yard.
The 0.1587-acre parcel includes a large backyard and a driveway with capacity for 5-6 vehicles. Parking is also identified as off street. The property is served by public sewer and uses natural gas hot-water heating. Located in Staten Island, the building carries R3A zoning and offers a four-family residential configuration.
The 0.1587-acre parcel includes a large backyard and a driveway with capacity for 5-6 vehicles. Parking is also identified as off street. The property is served by public sewer and uses natural gas hot-water heating. Located in Staten Island, the building carries R3A zoning and offers a four-family residential configuration.
Key Highlights
- Detached four‑family brick property built in 1899
- 3192 square feet with five bedrooms and four bathrooms
- 0.1587‑acre parcel with large backyard
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
$79,379
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
6.35%
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%
$1,587,580
$1.6M
Cap Rate 7%
$1,133,986
$1.1M
Cap Rate 9%
$881,989
$882.0K
Market Conditions
NOI Build-Up for 3,192 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
$118.7K $37.20/SF
− Vacancy
−$5.3K −$1.67/SF
EGI
$113.4K $35.53/SF
− OpEx
−$34.0K −$10.66/SF
NOI
$79.4K $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%
$1,587,580
Cap Rate 7%
$1,133,986
Cap Rate 9%
$881,989
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$992.2K – $1.32M
NOI $79,379 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$1.01M
$884.8K – $1.18M
NOI $70,786 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$1.52M
$1.33M – $1.78M
NOI $106,614 @ 7.0% cap · market cap 8.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,928
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Brick four-family property with a private yard, driveway parking, and R3A zoning.
Where is this quadplex located?
The property is located at 21-23 Holbernt Court Staten Island, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Detached four‑family brick property built in 1899; 3192 square feet with five bedrooms and four bathrooms; 0.1587‑acre parcel with large backyard
