Retail Space with Second Unit
For Sale
$629,000
2110 E Clove Road, Staten Island, NY 10305
COMMERCIAL - Staten Isand, NY
Property Size2,600 SF
Lot Size0.05 Acres
Price / SF$241.92
Days on Market65
Property Features for 2110 E Clove Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bathroom 2, Bathroom 1
Parking features
Driveway
Subdivision
Concord
High school district
31
Directions
see map
Standard status
Active
Size
2,600 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
15747
Utilities
Heating system
Hot Water(Heating), Natural Gas
Water source
Public
Building Details
Year built
1992
Floors in Building
1
Flooring type
Vinyl
Building materials
Brick
Roof type
Asphalt
Listing Agency:
ETMAN JUDY Z
(516) 506-7163
Listed By:
Judy Etman
(516) 506-7163
Added: Jun 13
Changed: Aug 4
Last Checked: Aug 16 at 9:06AM
MLS# 11847154
Copyright © 2026 My State MLS. 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.
Two commercial units are available on busy E Clove Road. The first unit is set up as prime retail space, while the second unit can be used for retail or office use and includes a separate entrance for that space.
Both units have their own heat, using electric and natural gas, along with AC. The retail unit includes a half bath at the rear, and the second unit includes a full bath with shower. The building is constructed with brick, with asphalt roofing, and vinyl flooring.
The property includes a driveway for parking, and was built in 1992. Water service is public, supporting straightforward operation for either retail or office users.
Both units have their own heat, using electric and natural gas, along with AC. The retail unit includes a half bath at the rear, and the second unit includes a full bath with shower. The building is constructed with brick, with asphalt roofing, and vinyl flooring.
The property includes a driveway for parking, and was built in 1992. Water service is public, supporting straightforward operation for either retail or office users.
Key Highlights
- Two commercial units on E Clove Road
- Second unit has its own separate entrance
- Prime retail space plus flexible retail or office use
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
$49,959
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
7.94%
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%
$999,180
$999.2K
Cap Rate 7%
$713,700
$713.7K
Cap Rate 9%
$555,100
$555.1K
Market Conditions
NOI Build-Up for 2,600 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
$78.0K $30.00/SF
− Vacancy
−$6.6K −$2.55/SF
EGI
$71.4K $27.45/SF
− OpEx
−$21.4K −$8.24/SF
NOI
$50.0K $19.22/SF
Area
ZIP 10305
Vacancy
8.50%
Lease Rate
$30.00 /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%
$999,180
Cap Rate 7%
$713,700
Cap Rate 9%
$555,100
Alternative Uses
Best Use
Office B
$1.05M
$915.7K – $1.22M
NOI $73,253 @ 7.0% cap · market cap 11.65%
Second Best
Retail
$713.7K
$624.5K – $832.7K
NOI $49,959 @ 7.0% cap · market cap 7.94%
Theoretical Best
Office A
$1.24M
$1.09M – $1.45M
NOI $86,841 @ 7.0% cap · market cap 13.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,193
Businesses Nearby
Explore this area
Business Placement
Demographics for 10305, NY
44,008
Population
16,850
Households
2.6
Avg Household Size
41
Median Age
32%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
11,002
Density / Sq Mi
$86,294
Median Household Income
$52,183
Median Earnings
$1,656
Median Rent
$627,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two commercial units offer retail storefront flexibility plus separate-entry space for office or retail use.
Where is this retail space located?
The property is located at 2110 E Clove Road Staten Island, NY.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Two commercial units on E Clove Road; Second unit has its own separate entrance; Prime retail space plus flexible retail or office use
