Residential Income Property with Home
New
For Sale
$725,000
111 FULTON Street 809, New York City, NY 10038
Studio residence with a dedicated office, designer finishes, private storage, and access to extensive building amenities.
Property Size725 SF
Price / SF$1,000
Days on Market5
Property Features for 111 FULTON Street 809
General Information
Standard status
Active
Size
725 SF
Property subtype
Apartment
Units
Unit Mix
1 x studio/1BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Amenities
24/7 concierge
fitness center with indoor lap pool
spa and cold plunge
screening room
lounge and library with fireplace and billiards
roof terrace with lighted reflecting pools, cabanas and chaise lounges
cold storage for deliveries
private storage room
washer/dryer hookup
central heating and cooling
smart home prewiring
Building Details
Building Size
725 SF
Year Built
1940
Listing Agency:
Douglas Elliman Real Estate
(917) 238-0350
Listed By:
Sere Conde · License #SL3609808
(917) 238-0350
Source:
Howardhannanyc
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 7:14AM
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 Douglas Elliman Real Estate
Investment Insights
Based on property information with market context.
Residence 809 is a 725-square-foot studio with a separate home office, an open kitchen, one bathroom, and a private storage room. The living area features oversized tilt-and-turn windows, ceilings over 11 feet, oak flooring, solid wood doors, European hardware, central heating and cooling, and smart-home prewiring. The kitchen includes integrated Liebherr refrigeration, a Gaggenau cooktop, Miele speed oven, and Miele dishwasher, with Bianco gloss lacquer cabinetry, Caesarstone counters, and a glass backsplash. The generously sized bathroom has porcelain wall and floor finishes, a customized Italian vanity, dual basin sinks, and a frameless glass shower with thermostatic controls.
Building amenities include 24/7 concierge service, a fitness center with indoor lap pool, spa and cold plunge, screening room, lounge and library with fireplace and billiards, and a roof terrace with reflecting pools, cabanas, and chaise lounges. Cold storage is available for deliveries, while parking is available directly across from the Ann Street entrance. Fulton Center and the Seaport are steps away.
Building amenities include 24/7 concierge service, a fitness center with indoor lap pool, spa and cold plunge, screening room, lounge and library with fireplace and billiards, and a roof terrace with reflecting pools, cabanas, and chaise lounges. Cold storage is available for deliveries, while parking is available directly across from the Ann Street entrance. Fulton Center and the Seaport are steps away.
Key Highlights
- 725‑square‑foot studio residence with a separate home office
- Living area measures 12 feet by 19 feet 9 inches, with ceilings over 11 feet
- Dedicated office measures 6 feet 8 inches by 9 feet 7 inches
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
$22,683
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
3.13%
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%
$453,660
$453.7K
Cap Rate 7%
$324,043
$324.0K
Cap Rate 9%
$252,033
$252.0K
Market Conditions
NOI Build-Up for 725 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
$43.4K $59.88/SF
− Vacancy
−$2.2K −$2.99/SF
EGI
$41.2K $56.89/SF
− OpEx
−$18.6K −$25.60/SF
NOI
$22.7K $31.29/SF
Area
New York, NY
Vacancy
5.00%
Lease Rate
$59.88 /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%
$453,660
Cap Rate 7%
$324,043
Cap Rate 9%
$252,033
Alternative Uses
Best Use
Apartment 5plus
$324.0K
$283.5K – $378.1K
NOI $22,683 @ 7.0% cap · market cap 3.13%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.80M
$1.58M – $2.11M
NOI $126,324 @ 7.0% cap · market cap 17.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
38,192
Businesses Nearby
Explore this area
Business Placement
Demographics for 10038, NY
25,332
Population
12,624
Households
2
Avg Household Size
33
Median Age
62%
College-Educated
83%
High-School Grad
0.3 sq mi
ZIP Area
84,440
Density / Sq Mi
$115,121
Median Household Income
$87,698
Median Earnings
$3,140
Median Rent
$865,700
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Studio residence with a dedicated office, designer finishes, private storage, and access to extensive building amenities.
Where is this residential income property located?
The property is located at 111 FULTON Street 809 New York City, NY.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 725‑square‑foot studio residence with a separate home office; Living area measures 12 feet by 19 feet 9 inches, with ceilings over 11 feet; Dedicated office measures 6 feet 8 inches by 9 feet 7 inches
