Six-Story Mixed-Use
For Sale
$20,000,000
Pending
160 Pearl Street, New York, NY 10005
Land, New York, NY
Property Size22,614 SF
Lot Size0.10 Acres
Days on Market203
Property Features for 160 Pearl Street
General Information
Property type
Land
Property subtype
Other
Subdivision
Financial District
High school district
000000
Standard status
Pending
Size
22,614 SF
Lot size
0.10 Acres
Building Details
Architectural style
Other
Listing Agency:
Compass
(646) 982-0353
Listed By:
Nathan Horne · License #10301210236
Added: Feb 1
Changed: Aug 20
Last Checked: Aug 23 at 11:06PM
MLS# 11641204
Copyright © 2026 My State MLS. 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 160 Pearl Street in New York’s Financial District, this six-story mixed-use property contains 22,614 square feet on a 4,343-square-foot lot. The site is governed by C5-5 (R10 equivalent)/LM zoning and supports a range of residential and commercial development configurations.
Residential zoning provides a FAR of 12, including the recreation bonus, with 52,116 BSF available as of right. That capacity can increase to 62,477 BSF through the purchase of neighboring air rights. Commercial zoning allows a FAR of 15 and up to 65,145 BSF across residential and commercial uses. The property is offered for sale or ground lease, and ownership is also open to financing proposals.
Residential zoning provides a FAR of 12, including the recreation bonus, with 52,116 BSF available as of right. That capacity can increase to 62,477 BSF through the purchase of neighboring air rights. Commercial zoning allows a FAR of 15 and up to 65,145 BSF across residential and commercial uses. The property is offered for sale or ground lease, and ownership is also open to financing proposals.
Key Highlights
- 22,614 SF six‑story building on a 4,343‑square‑foot lot
- C5‑5 (R10 equivalent)/LM zoning
- Residential FAR of 12, including the recreation bonus
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
$720,821
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
3.60%
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%
$14,416,420
$14.4M
Cap Rate 7%
$10,297,443
$10.3M
Cap Rate 9%
$8,009,122
$8.0M
Market Conditions
NOI Build-Up for 22,614 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
$1.36M $60.00/SF
− Vacancy
−$203.5K −$9.00/SF
EGI
$1.15M $51.00/SF
− OpEx
−$432.5K −$19.13/SF
NOI
$720.8K $31.88/SF
Area
New York, NY
Vacancy
15.00%
Lease Rate
$60.00 /SF/Yr
Expense Ratio
37.50%
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%
$14,416,420
Cap Rate 7%
$10,297,443
Cap Rate 9%
$8,009,122
Alternative Uses
Best Use
Mixed Use
$10.30M
$9.01M – $12.01M
NOI $720,821 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$56.29M
$49.25M – $65.67M
NOI $3,940,263 @ 7.0% cap · market cap 19.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
28,179
Businesses Nearby
Explore this area
Business Placement
Demographics for 10005, NY
10,639
Population
6,495
Households
1.6
Avg Household Size
31
Median Age
84%
College-Educated
97%
High-School Grad
0.1 sq mi
ZIP Area
106,390
Density / Sq Mi
$211,810
Median Household Income
$133,727
Median Earnings
$3,501
Median Rent
$1,387,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Six-story building with C5-5 (R10 equivalent)/LM zoning and substantial residential and commercial development capacity.
Where is this mixed-use property located?
The property is located at 160 Pearl Street New York, NY.
What is the asking price?
The asking price for this property is $20,000,000.
What are key features of this property?
This property features: 22,614 SF six‑story building on a 4,343‑square‑foot lot; C5‑5 (R10 equivalent)/LM zoning; Residential FAR of 12, including the recreation bonus
