Custom-Built Home in Pleasant
For Sale
$2,699,000
6233 Amboy Road, Staten Island, NY 10309
MULTI_FAMILY - Staten Island, NY
Property Size6,500 SF
Lot Size0.29 Acres
Price / SF$415.23
Days on Market514
Property Features for 6233 Amboy Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3X
Bedrooms
4
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bathroom 1, Bathroom 2, Bedroom 4, Bathroom 5, Bedroom 2, Bathroom 4, Bedroom 1, Bedroom 3, Bathroom 3
Parking features
Garage
Patio and Porch features
Patio
Interior features
Alarm, Central Air, Dishwasher, Dryer, Elevator, Fireplace, Garage Door Opener(s), Laundry Area, Microwave, Patio Garden, Pool, Refrigerator, Stove, Terrace, Washer, Window Treatments
Fireplace
1
Basement
Full, Finished
Accessibility
Accessible Elevator Installed
Subdivision
Pleasant Plains
Standard status
Active
Size
6,500 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Annual Amount
15463
Building Details
Year built
2019
Floors in Building
3
Number of units
1
Flooring type
Stone, Tile
Building materials
Masonry
Roof type
Shingle
Architectural style
Colonial
Listing Agency:
United National Realty
(718) 979-8000
Listed By:
Michael Dukhovny
(718) 979-8000
Added: Mar 13, 2025
Changed: Aug 3
Last Checked: Aug 8 at 2:06AM
MLS# 489953
Copyright © 2026 Brooklyn New York Multiple Listing Service. 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.
Located in Pleasant Plains, Staten Island, this custom-built home offers a blend of luxury and functionality on a 12,420 square foot lot. The property features fine materials and finishes throughout, creating an atmosphere of refined elegance. The home includes a two-story grand entrance, a large family room with custom crown moldings, wainscoting, 11-foot ceilings, built-in cabinetry, nine-foot solid doors, and radiant heat. An elevator provides access to every level. The open floor plan extends into a gourmet eat-in kitchen with vaulted ceilings, appliances, custom-crafted cabinetry, granite countertops, and a large center island with counter seating. There is a half bathroom, walk-in pantry and a butler's pantry. Sliding doors open to a country club yard with a built-in pool, fire pits, hot tub, sun deck, and golf putting range. The main floor also features a lounge area with an 11-person bar and sitting area. The second floor includes sleeping quarters with wainscoting and nine-foot ceilings. The master suite offers a sitting area, his-and-her custom closets, a master bath, and a private terrace. There are two additional bedrooms, each with custom closets and a shared full bath, a full laundry room with a washer and dryer, many closets along the hallway and an outdoor terrace. The ground level, with 13-foot ceilings, features a large recreation room with a golf simulator that can also serve as a bedroom. The property size is 6,500 square feet and the lot size is 0.2851 acres.
Key Highlights
- Custom‑built home on a 12,420 SF lot with 2019 construction and masonry exterior
- Accessible elevator installed for easy access to all levels
- Open‑floor gourmet eat‑in kitchen with granite countertops, large center island, and top‑of‑the‑line 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
$144,144
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
5.34%
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%
$2,882,880
$2.9M
Cap Rate 7%
$2,059,200
$2.1M
Cap Rate 9%
$1,601,600
$1.6M
Market Conditions
NOI Build-Up for 6,500 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
$273.0K $42.00/SF
− Vacancy
−$10.9K −$1.68/SF
EGI
$262.1K $40.32/SF
− OpEx
−$117.9K −$18.14/SF
NOI
$144.1K $22.18/SF
Area
Staten Island, NY
Vacancy
4.00%
Lease Rate
$42.00 /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%
$2,882,880
Cap Rate 7%
$2,059,200
Cap Rate 9%
$1,601,600
Alternative Uses
Best Use
Apartment 5plus
$2.06M
$1.80M – $2.40M
NOI $144,144 @ 7.0% cap · market cap 5.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.10M
$2.71M – $3.62M
NOI $217,101 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
311
Businesses Nearby
Explore this area
Business Placement
Demographics for 10309, NY
33,523
Population
12,770
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
92%
High-School Grad
7.3 sq mi
ZIP Area
4,592
Density / Sq Mi
$123,638
Median Household Income
$67,348
Median Earnings
$1,907
Median Rent
$745,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Luxury home with pool, gourmet kitchen, and golf simulator.
Where is this single family property located?
The property is located at 6233 Amboy Road Staten Island, NY.
What is the asking price?
The asking price for this property is $2,699,000.
What are key features of this property?
This property features: Custom‑built home on a 12,420 SF lot with 2019 construction and masonry exterior; Accessible elevator installed for easy access to all levels; Open‑floor gourmet eat‑in kitchen with granite countertops, large center island, and top‑of‑the‑line appliances
