Duplex with Owner
For Sale
$1,299,888
556 Drumgoole Road E, Staten Island, NY 10312
Two-family property with separate metering, contemporary finishes, and off-street parking in Staten Island’s South Shore.
Property Size2,500 SF
Days on Market147
Property Features for 556 Drumgoole Road E
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Residential Income
Zoning
R3-1
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1.00
Amenities
custom kitchen
quartz counter tops
stainless steel appliances
private owner's studio
separately metered
Building Details
Building Size
2,500 SF
Year Built
2026
Buildings
1
Units
2
Listing Agency:
American Homes Group
(917) 657-1384
Listed By:
Maurice Molcho · License #10301216355
(917) 657-1384
Source:
Kirinny
Added: Apr 6
Changed: Aug 29
Last Checked: Aug 25 at 9:22AM
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 American Homes Group
Investment Insights
Based on property information with market context.
This two-family duplex was built in 2026 and features a 6-over-6 configuration with six bedrooms and five baths. Interior improvements include custom kitchens with quartz countertops and stainless steel appliances, along with modern finishes throughout. A private owner’s studio adds flexible space for a home office, guest use, or additional income. Each unit has separate utility metering, supporting independent occupancy and management.
The property is located at 556 Drumgoole Road E in the Annadale section of Staten Island’s South Shore. Off-street parking provides on-site vehicle accommodation, while the R3-1 zoning designation and two-family layout define the property’s residential profile.
The property is located at 556 Drumgoole Road E in the Annadale section of Staten Island’s South Shore. Off-street parking provides on-site vehicle accommodation, while the R3-1 zoning designation and two-family layout define the property’s residential profile.
Key Highlights
- Two‑family duplex with a 6‑over‑6 configuration
- Six bedrooms and five baths
- Private owner’s studio for office, guest, or income 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
$61,777
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
4.75%
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%
$1,235,540
$1.2M
Cap Rate 7%
$882,529
$882.5K
Cap Rate 9%
$686,411
$686.4K
Market Conditions
NOI Build-Up for 2,500 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
$96.0K $38.40/SF
− Vacancy
−$7.7K −$3.10/SF
EGI
$88.3K $35.30/SF
− OpEx
−$26.5K −$10.59/SF
NOI
$61.8K $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%
$1,235,540
Cap Rate 7%
$882,529
Cap Rate 9%
$686,411
Alternative Uses
Best Use
Multifamily LT 5
$882.5K
$772.2K – $1.03M
NOI $61,777 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$776.4K
$679.4K – $905.9K
NOI $54,351 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,501 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
602
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family property with separate metering, contemporary finishes, and off-street parking in Staten Island’s South Shore.
Where is this duplex located?
The property is located at 556 Drumgoole Road E Staten Island, NY.
What is the asking price?
The asking price for this property is $1,299,888.
What are key features of this property?
This property features: Two‑family duplex with a 6‑over‑6 configuration; Six bedrooms and five baths; Private owner’s studio for office, guest, or income use
