Two-Unit Neighborhood
For Sale
Contact for pricing
Pending
2110 E Clove Road, Staten Island, NY 10305
C1-3 zoning, independent access, and adaptable upper and lower commercial areas support varied neighborhood business uses.
Property Size2,080 SF
Days on Market201
Property Features for 2110 E Clove Road
General Information
Standard status
Pending
Size
2,080 SF
Property subtype
Business for Sale, Office, Retail
Zoning
C1-3
Additional Details
Public Transit
Yes
Office Units
2
Building Details
Year Built
1992
Buildings
1
Units
2
Tenancy
Multi
Listing Agency:
Supreme Home Sales, Inc.
Listed By:
Carol Giglio · License #40GI1045161
Source:
Crexi
Added: Feb 10
Changed: Aug 30
Last Checked: Aug 30 at 1:06AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Supreme Home Sales, Inc.
Investment Insights
Based on property information with market context.
This 2,080-square-foot commercial property contains two distinct units of approximately 1,040 square feet each, with separate entrances and the option to link the levels internally. The street-level space provides an open floor plan, high ceilings, a half bath, gas heat, and central air. The lower unit has a private rear entry, open configuration, ¾ bath, and its own HVAC system. A new water heater and newer air-conditioning systems have been installed, while on-site and street parking add convenience for occupants and visitors.
The building is positioned across from the Grasmere train station and major bus lines at 2110 E Clove Road in Staten Island. C1-3 zoning and the storefront layout accommodate neighborhood commercial, personal service, and professional uses consistent with the stated zoning. Built in 1992, the property offers a flexible two-unit configuration for ownership or occupancy planning.
The building is positioned across from the Grasmere train station and major bus lines at 2110 E Clove Road in Staten Island. C1-3 zoning and the storefront layout accommodate neighborhood commercial, personal service, and professional uses consistent with the stated zoning. Built in 1992, the property offers a flexible two-unit configuration for ownership or occupancy planning.
Key Highlights
- Two separate commercial units, each approximately 1,040 sq ft
- 2,080‑square‑foot building with separate entrances and internal connection potential
- C1‑3 zoning for neighborhood commercial uses
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
$39,967
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
6.66%
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%
$799,340
$799.3K
Cap Rate 7%
$570,957
$571.0K
Cap Rate 9%
$444,078
$444.1K
Market Conditions
NOI Build-Up for 2,080 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
$62.4K $30.00/SF
− Vacancy
−$5.3K −$2.55/SF
EGI
$57.1K $27.45/SF
− OpEx
−$17.1K −$8.24/SF
NOI
$40.0K $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%
$799,340
Cap Rate 7%
$570,957
Cap Rate 9%
$444,078
Alternative Uses
Best Use
Office B
$837.2K
$732.5K – $976.7K
NOI $58,602 @ 7.0% cap · market cap 9.77%
Second Best
Retail
$571.0K
$499.6K – $666.1K
NOI $39,967 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$992.5K
$868.4K – $1.16M
NOI $69,472 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,193
Businesses Nearby
Under-served
Demand for This Use
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?
Storefront property - C1-3 zoning, independent access, and adaptable upper and lower commercial areas support varied neighborhood business uses.
Where is this storefront property 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 $599,999.
What are key features of this property?
This property features: Two separate commercial units, each approximately 1,040 sq ft; 2,080‑square‑foot building with separate entrances and internal connection potential; C1‑3 zoning for neighborhood commercial uses
