Custom Office Unit with Two
For Sale
$599,000
325 W 86th St Unit 325, New York, NY 10024
Windowed offices, soundproofing, high ceilings, and two baths support a private professional-office configuration.
Property Size1,150 SF
Price / SF$520.87
Days on Market523
Property Features for 325 W 86th St Unit 325
General Information
Standard status
Active
Size
1,150 SF
Property subtype
Apartment
Additional Details
Public Transit
Yes
Amenities
doorman building
kitchenette
ample storage
3
No Fence
No Parking.
Other, None.
Building Details
Year Built
1925
Buildings
1
Listing Agency:
Corcoran Group
(212) 355-3550
Listed By:
Gino Filippone · License #10301216056 (NY)
(310) 228-8225
Source:
Xome
Added: Mar 26, 2025
Changed: Aug 29
Last Checked: Aug 30 at 3:43PM
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 Corcoran Group
Investment Insights
Based on property information with market context.
This approximately 1,150-square-foot office unit occupies space in a 1925 doorman building and is configured for professional office use. The layout includes four windowed offices with custom built-ins and desks, engineered soundproofing, two entrances, a kitchenette, two baths, extensive storage, and 9.5-foot ceilings. The property has also been used by a therapy practice.
Located at 325 W 86th St on Manhattan’s Upper West Side, the unit sits on a park block near West 86th Street. Transit access includes the No. 1 subway line and multiple bus routes. The building’s doorman service and dual-entry layout add practical convenience for office operations and visitor access.
Located at 325 W 86th St on Manhattan’s Upper West Side, the unit sits on a park block near West 86th Street. Transit access includes the No. 1 subway line and multiple bus routes. The building’s doorman service and dual-entry layout add practical convenience for office operations and visitor access.
Key Highlights
- Approximately 1,150 square feet in a 1925 doorman building
- Four windowed offices with custom built‑ins and desks
- Engineered soundproofing designed for privacy
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
$36,010
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
6.01%
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%
$720,200
$720.2K
Cap Rate 7%
$514,429
$514.4K
Cap Rate 9%
$400,111
$400.1K
Market Conditions
NOI Build-Up for 1,150 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
$59.2K $51.48/SF
− Vacancy
−$11.2K −$9.73/SF
EGI
$48.0K $41.75/SF
− OpEx
−$12.0K −$10.44/SF
NOI
$36.0K $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%
$720,200
Cap Rate 7%
$514,429
Cap Rate 9%
$400,111
Alternative Uses
Best Use
Office B
$514.4K
$450.1K – $600.2K
NOI $36,010 @ 7.0% cap · market cap 6.01%
Second Best
Healthcare Medical
$489.7K
$428.5K – $571.3K
NOI $34,279 @ 7.0% cap · market cap 5.72%
Theoretical Best
Specialty Retail
$2.86M
$2.50M – $3.34M
NOI $200,376 @ 7.0% cap · market cap 33.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9,445
Businesses Nearby
Explore this area
Business Placement
Demographics for 10024, NY
62,250
Population
36,723
Households
1.7
Avg Household Size
43
Median Age
84%
College-Educated
97%
High-School Grad
0.9 sq mi
ZIP Area
69,167
Density / Sq Mi
$182,614
Median Household Income
$117,078
Median Earnings
$2,965
Median Rent
$1,746,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Windowed offices, soundproofing, high ceilings, and two baths support a private professional-office configuration.
Where is this office units located?
The property is located at 325 W 86th St Unit 325 New York, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Approximately 1,150 square feet in a 1925 doorman building; Four windowed offices with custom built‑ins and desks; Engineered soundproofing designed for privacy
