Three-Story Duplex with
For Sale
$899,000
90 Gary Court, Staten Island, NY 10314
Residential Income, Staten Island, NY
Property Size2,024 SF
Lot Size0.07 Acres
Price / SF$444.17
Days on Market9
Property Features for 90 Gary Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R3-2
Bedrooms
6
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bedroom 6, Bathroom 2, Bathroom 5, Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 2, Bedroom 3, Bedroom 5
Parking features
Driveway, Off Street, Garage
Interior features
Walk-In Closet(s), Ceiling Fan(s)
Fencing
Chain Link
Lot features
Front Yard, Back Yard
Subdivision
Bulls Head
Standard status
Active
APN
1560123
Size
2,024 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
6857
HOA Fee
$650 Annually
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Building Details
Year built
1975
Floors in Building
3
Number of units
2
Building materials
Stone, Stucco, Vinyl Siding
Architectural style
Colonial
Listing Agency:
Gateway Arms Realty Corp.
(718) 273-3800
Listed By:
Laura Volsario · License #10301213299
(917) 685-5555
Added: Sep 23
Changed: Sep 24
Last Checked: Oct 1 at 5:06PM
MLS# 2605396
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.
Located at 90 Gary Court in Staten Island, this 1975 Colonial duplex contains 2,024 square feet within a three-story configuration. The upper apartment includes three bedrooms, a living and dining room combination, an eat-in kitchen, and two bathrooms. The second apartment offers two bedrooms, a combined living and dining room, an eat-in kitchen, and two bathrooms, with access to the ground floor.
The ground level includes an oversized one-car garage, storage, utility and laundry areas, plus a recreational room, bedroom, and three-quarter bath. Sliders open to a fenced yard, with additional side-door access. The property has forced-air natural gas heat, public sewer, off-street parking, and R3-2 zoning. It will be delivered vacant and sold as-is; cash purchase only.
The ground level includes an oversized one-car garage, storage, utility and laundry areas, plus a recreational room, bedroom, and three-quarter bath. Sliders open to a fenced yard, with additional side-door access. The property has forced-air natural gas heat, public sewer, off-street parking, and R3-2 zoning. It will be delivered vacant and sold as-is; cash purchase only.
Key Highlights
- Two‑family Colonial property with 2,024 square feet
- 0.0727‑acre lot with R3‑2 zoning
- 3‑story layout with 3‑bedroom and 2‑bedroom apartments
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
$55,204
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
6.14%
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%
$1,104,080
$1.1M
Cap Rate 7%
$788,629
$788.6K
Cap Rate 9%
$613,378
$613.4K
Market Conditions
NOI Build-Up for 2,024 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
$82.6K $40.80/SF
− Vacancy
−$3.7K −$1.84/SF
EGI
$78.9K $38.96/SF
− OpEx
−$23.7K −$11.69/SF
NOI
$55.2K $27.27/SF
Area
ZIP 10314
Vacancy
4.50%
Lease Rate
$40.80 /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%
$1,104,080
Cap Rate 7%
$788,629
Cap Rate 9%
$613,378
Alternative Uses
Best Use
Multifamily LT 5
$788.6K
$690.1K – $920.1K
NOI $55,204 @ 7.0% cap · market cap 6.14%
Second Best
Apartment 5plus
$731.3K
$639.9K – $853.2K
NOI $51,189 @ 7.0% cap · market cap 5.69%
Theoretical Best
Office A
$965.7K
$845.0K – $1.13M
NOI $67,602 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
933
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Vacant two-family property with apartment layouts, garage parking, and a fenced yard.
Where is this duplex located?
The property is located at 90 Gary Court Staten Island, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Two‑family Colonial property with 2,024 square feet; 0.0727‑acre lot with R3‑2 zoning; 3‑story layout with 3‑bedroom and 2‑bedroom apartments
