Four-Level Colonial with ADU
For Sale
$998,999
50 Leggett Place, Staten Island, NY 10314
SINGLE_FAMILY - Colonial - Staten Island, NY
Property Size2,640 SF
Lot Size0.06 Acres
Price / SF$378.41
Days on Market50
Property Features for 50 Leggett Place
General Information
Property type
Residential
Property subtype
Duplex
Zoning
R3-1
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 2, Bathroom 4, Bedroom 4, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bathroom 3
Parking features
Garage, Driveway
Security features
Security System
Patio and Porch features
Deck
Interior features
Walk-In Closet(s), Hot Tub
Basement
Finished, Full
Appliances
Water Filter, Dishwasher, Dryer, Refrigerator, Washer
Lot features
Back Yard
Subdivision
Bulls Head
Standard status
Active
APN
1582-53
Size
2,640 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Annual Amount
7345
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1975
Floors in Building
3
Building materials
Vinyl Siding
Architectural style
Colonial
Listing Agency:
EXP Realty
(888) 276-0630
Listed By:
Alana Miller
(631) 926-7909
Added: Jul 22
Changed: Aug 13
Last Checked: Sep 9 at 6:06PM
MLS# 2604171
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 spacious colonial-style single-family home spans four levels with a layout designed for flexible day-to-day living. The entry level includes two oversized rooms, a full bathroom, interior garage access, and a seamless walkout to the backyard, currently set up as an entertainment dance space, with ADU potential that buyer should verify for zoning and permitting requirements. The main floor features a spacious living room with a built-in projection screen, a renovated custom kitchen with warm maple cabinetry, granite countertops, a center island, and stainless steel appliances, plus a formal dining room, a half bath, and sliding glass doors leading to a deck and backyard.
The upper level is anchored by a primary suite with vaulted ceilings and wall-to-wall mirrored closets, along with an en-suite bath that includes a double vanity and a steam shower and whirlpool system with integrated technology. Two additional bedrooms are currently combined into one large room that could potentially be restored to its original layout.
The fully finished lower level adds more flexibility with a second half bath, dedicated laundry area, utility space, and a second projector setup. Improvements and systems include a roof replacement in 2018, a security system, a whole-house filtered water system, and a new 80-gallon-class hybrid water heater, along with maintained mechanical systems.
The upper level is anchored by a primary suite with vaulted ceilings and wall-to-wall mirrored closets, along with an en-suite bath that includes a double vanity and a steam shower and whirlpool system with integrated technology. Two additional bedrooms are currently combined into one large room that could potentially be restored to its original layout.
The fully finished lower level adds more flexibility with a second half bath, dedicated laundry area, utility space, and a second projector setup. Improvements and systems include a roof replacement in 2018, a security system, a whole-house filtered water system, and a new 80-gallon-class hybrid water heater, along with maintained mechanical systems.
Key Highlights
- Spacious colonial single‑family home with over 3,200 SF across four levels in the Bulls Head neighborhood
- Entry level offers ADU potential (buyer to verify zoning and permitting), with 2 oversized rooms, full bath, interior garage access, and walkout
- Renovated custom kitchen with maple cabinetry, granite countertops, center island, and stainless steel appliances
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
$66,769
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
6.68%
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%
$1,335,380
$1.3M
Cap Rate 7%
$953,843
$953.8K
Cap Rate 9%
$741,878
$741.9K
Market Conditions
NOI Build-Up for 2,640 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
$126.7K $48.00/SF
− Vacancy
−$5.3K −$2.02/SF
EGI
$121.4K $45.98/SF
− OpEx
−$54.6K −$20.69/SF
NOI
$66.8K $25.29/SF
Area
ZIP 10314
Vacancy
4.20%
Lease Rate
$48.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,335,380
Cap Rate 7%
$953,843
Cap Rate 9%
$741,878
Alternative Uses
Best Use
Apartment 5plus
$953.8K
$834.6K – $1.11M
NOI $66,769 @ 7.0% cap · market cap 6.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,177 @ 7.0% cap · market cap 8.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,036
Businesses Nearby
Explore this area
Business Placement
Demographics for 10314, NY
92,157
Population
33,554
Households
2.7
Avg Household Size
41
Median Age
37%
College-Educated
89%
High-School Grad
13.0 sq mi
ZIP Area
7,089
Density / Sq Mi
$104,655
Median Household Income
$58,769
Median Earnings
$1,726
Median Rent
$665,500
Median Home Value
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Frequently Asked Questions
What type of property is this?
Single family property - Colonial-style home with four levels, including an entry level offering ADU potential and direct walkout to the backyard.
Where is this single family property located?
The property is located at 50 Leggett Place Staten Island, NY.
What is the asking price?
The asking price for this property is $998,999.
What are key features of this property?
This property features: Spacious colonial single‑family home with over 3,200 SF across four levels in the Bulls Head neighborhood; Entry level offers ADU potential (buyer to verify zoning and permitting), with 2 oversized rooms, full bath, interior garage access, and walkout; Renovated custom kitchen with maple cabinetry, granite countertops, center island, and stainless steel appliances
