Upper East Side Medical
For Sale
Contact for pricing
11 East 86th St, New York, NY 10028
Medical suite near Central Park with private street entrance.
Property Size1,130 SF
Price / SF$508.85
Days on Market194
Property Features for 11 East 86th St
General Information
Standard status
Active
Size
1,130 SF
Class
B
Property subtype
Office
Zoning
R10
Investment Type
Owner/User
Building Details
Year Built
1960
Buildings
1
Stories
20
Listing Agency:
First Pioneer Properties
Listed By:
David Dynak · License #NY 10301216476
Source:
Crexi
Added: Feb 8
Changed: Aug 8
Last Checked: Aug 20 at 4:37AM
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 First Pioneer Properties
Investment Insights
Based on property information with market context.
Located on the Upper East Side between Madison and 5th Avenue, half a block from Central Park, this medical co-op is situated on the ground floor with its own street entrance. The purpose-built medical layout features five offices, a reception area, dual waiting areas, and five exam rooms, each equipped with a sink. Additionally, there is a dedicated lab and a filing/office area for administrative efficiency. The 1130 square foot suite includes two restrooms. Building amenities include a 24/7 doorman, live-in superintendent, private storage, and an on-site garage with EV charging. The building allows up to 70% financing (30% down). The location provides easy access to the 4, 5, 6, and Q subway lines, crosstown buses, top private schools, upscale boutiques, dining, and major hospitals. The low monthly maintenance is $4,753. The fully equipped exam rooms, lab, and office spaces, along with dual restrooms, ensure a smooth transition for owner-users. The move-in ready medical layout is ideal for various specialties. The private street entrance provides enhanced patient convenience and flow.
Key Highlights
- Prime Upper East Side location: half a block from Central Park, near Museum Mile, transportation, schools, and hospitals.
- Purpose‑built medical layout: 5 offices, reception, dual waiting areas, 5 exam rooms with sinks, lab, and filing/office area.
- Private street entrance for enhanced patient convenience.
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
$35,383
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
6.15%
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%
$707,660
$707.7K
Cap Rate 7%
$505,471
$505.5K
Cap Rate 9%
$393,144
$393.1K
Market Conditions
NOI Build-Up for 1,130 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
$58.2K $51.48/SF
− Vacancy
−$11.0K −$9.73/SF
EGI
$47.2K $41.75/SF
− OpEx
−$11.8K −$10.44/SF
NOI
$35.4K $31.31/SF
Area
New York, NY
Vacancy
18.90%
Lease Rate
$51.48 /SF/Yr
Expense Ratio
25.00%
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%
$707,660
Cap Rate 7%
$505,471
Cap Rate 9%
$393,144
Alternative Uses
Best Use
Office B
$505.5K
$442.3K – $589.7K
NOI $35,383 @ 7.0% cap · market cap 6.15%
Second Best
Healthcare Medical
$481.2K
$421.0K – $561.4K
NOI $33,683 @ 7.0% cap · market cap 5.86%
Theoretical Best
Specialty Retail
$2.81M
$2.46M – $3.28M
NOI $196,891 @ 7.0% cap · market cap 34.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,064
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10028, NY
48,116
Population
29,535
Households
1.6
Avg Household Size
39
Median Age
83%
College-Educated
98%
High-School Grad
0.3 sq mi
ZIP Area
160,387
Density / Sq Mi
$168,125
Median Household Income
$116,860
Median Earnings
$2,702
Median Rent
$1,600,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Globe Drug & Surgical — 405 86th St, Brooklyn, NY 11209
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- Fifth Avenue Veterinary Hospital — 9102 5th Ave, Brooklyn, NY 11209
- Roy J Appel DVM — 9102 5th Ave, Brooklyn, NY 11209
- Globe Drug Store — 405 86th St, Brooklyn, NY 11209
Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical suite near Central Park with private street entrance.
Where is this medical office space located?
The property is located at 11 East 86th St New York, NY.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Prime Upper East Side location: half a block from Central Park, near Museum Mile, transportation, schools, and hospitals.; Purpose‑built medical layout: 5 offices, reception, dual waiting areas, 5 exam rooms with sinks, lab, and filing/office area.; Private street entrance for enhanced patient convenience.
