Detached Two-Family Ranch
For Sale
$999,900
Pending
78 Wolverine Street, Staten Island, NY 10306
MULTI_FAMILY - Ranch - Staten Island, NY
Property Size2,100 SF
Lot Size0.10 Acres
Days on Market49
Property Features for 78 Wolverine Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-1
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 2, Bathroom 3, Bedroom 4, Bedroom 1, Bathroom 2, Bathroom 1
Parking features
Driveway, On Street, Off Street
Lot features
Front Yard, Back Yard
Subdivision
Oakwood - New Dorp Heights
Standard status
Pending
Size
2,100 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
6177
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating)
Amenities
hardwood floors
hot water baseboard heat
Building Details
Year built
1960
Floors in Building
2
Number of units
2
Building materials
Vinyl Siding
Architectural style
Ranch
Listing Agency:
Robert DeFalco Realty, Inc.
(718) 987-7900
Listed By:
John A Vernazza · License #30VE0902788
(917) 796-7504
Added: Jul 17
Changed: Aug 6
Last Checked: Sep 3 at 6:06PM
MLS# 2604046
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.
Detached two-family ranch home in an R3-1 zoning district, located in the heart of Oakwood. The property is a detached 2-family with hardwood floors and hot water baseboard heat, with natural gas service. Vinyl siding is used for exterior construction, and public sewer is available.
Inside, the home includes a master bedroom with a 1/2 bath and a large 1-bedroom apartment on the first floor. The current arrangement includes a tenant who pays their own utilities (gas and electric).
Parking options include a driveway, along with off-street and on-street parking. The lot measures 0.1017 acres, and the property size is listed as 2,100 square feet, built in 1960.
Inside, the home includes a master bedroom with a 1/2 bath and a large 1-bedroom apartment on the first floor. The current arrangement includes a tenant who pays their own utilities (gas and electric).
Parking options include a driveway, along with off-street and on-street parking. The lot measures 0.1017 acres, and the property size is listed as 2,100 square feet, built in 1960.
Key Highlights
- R3‑1 zoning
- Detached 2‑family ranch with hardwood floors
- Hot water baseboard heat with natural gas
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
$53,343
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
5.33%
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%
$1,066,860
$1.1M
Cap Rate 7%
$762,043
$762.0K
Cap Rate 9%
$592,700
$592.7K
Market Conditions
NOI Build-Up for 2,100 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
$80.6K $38.40/SF
− Vacancy
−$4.4K −$2.11/SF
EGI
$76.2K $36.29/SF
− OpEx
−$22.9K −$10.89/SF
NOI
$53.3K $25.40/SF
Area
ZIP 10306
Vacancy
5.50%
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%
$1,066,860
Cap Rate 7%
$762,043
Cap Rate 9%
$592,700
Alternative Uses
Best Use
Multifamily LT 5
$762.0K
$666.8K – $889.1K
NOI $53,343 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$677.2K
$592.5K – $790.0K
NOI $47,401 @ 7.0% cap · market cap 4.74%
Theoretical Best
Office A
$1.00M
$876.8K – $1.17M
NOI $70,140 @ 7.0% cap · market cap 7.01%
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
841
Businesses Nearby
Explore this area
Business Placement
Demographics for 10306, NY
57,919
Population
21,299
Households
2.7
Avg Household Size
43
Median Age
34%
College-Educated
88%
High-School Grad
7.2 sq mi
ZIP Area
8,044
Density / Sq Mi
$97,746
Median Household Income
$54,052
Median Earnings
$1,743
Median Rent
$675,400
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 - Detached two-family ranch in R3-1 zoning with hot water baseboard heat and public sewer, plus off-street and on-street parking.
Where is this duplex located?
The property is located at 78 Wolverine Street Staten Island, NY.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: R3‑1 zoning; Detached 2‑family ranch with hardwood floors; Hot water baseboard heat with natural gas
