Eighth-Floor Live-Work
For Sale
$3,300,000
118 E 25th Street 8, New York City, NY 10010
Full-floor loft offers adaptable space, abundant natural light, and a private keyed elevator entrance in a boutique building.
Property Size4,000 SF
Price / SF$825
Days on Market770
Property Features for 118 E 25th Street 8
General Information
Standard status
Active
Size
4,000 SF
Elevators
Yes
Property subtype
Apartment
Additional Details
Floor
8
HOA Fee
$5,377
Public Transit
Yes
Amenities
in unit laundry
central A/C
Building Details
Building Size
4,000 SF
Year Built
1912
Buildings
1
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Diane Sender
(917) 929-5947
Source:
Nobleblackandpartners
Added: Aug 15, 2024
Changed: Sep 23
Last Checked: Sep 22 at 6:39PM
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 Compass
Investment Insights
Based on property information with market context.
This full-floor live-work loft presents approximately 4,000 SF of white-box space on the eighth floor of a 1912 boutique building. The layout is open for customization, with triple exposure to the north, east, and south, 15 windows, and approximately 12-foot ceilings. A private keyed elevator provides direct entry, while central A/C and in-unit laundry support a range of residential or work-oriented configurations. The space has been prepared toward conversion for residential use, giving a future owner a defined starting point for a custom buildout.
The building contains 12 units and is pet friendly, self-managed, and permissive of subletting. Transit access includes the 6, N, R, and W lines, with Madison Park approximately a block and a half away. Gramercy Park, restaurants, markets, and shopping are also nearby. The property is located at 118 E 25th Street in New York City’s Flatiron area.
The building contains 12 units and is pet friendly, self-managed, and permissive of subletting. Transit access includes the 6, N, R, and W lines, with Madison Park approximately a block and a half away. Gramercy Park, restaurants, markets, and shopping are also nearby. The property is located at 118 E 25th Street in New York City’s Flatiron area.
Key Highlights
- Approximately 4,000 SF of full‑floor loft space
- Eighth‑floor position with north, east, and south exposures
- 15 huge windows and approximately 12‑foot ceilings
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
$127,500
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
3.86%
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%
$2,550,000
$2.6M
Cap Rate 7%
$1,821,429
$1.8M
Cap Rate 9%
$1,416,667
$1.4M
Market Conditions
NOI Build-Up for 4,000 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
$240.0K $60.00/SF
− Vacancy
−$36.0K −$9.00/SF
EGI
$204.0K $51.00/SF
− OpEx
−$76.5K −$19.13/SF
NOI
$127.5K $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%
$2,550,000
Cap Rate 7%
$1,821,429
Cap Rate 9%
$1,416,667
Alternative Uses
Best Use
Mixed Use
$1.82M
$1.59M – $2.13M
NOI $127,500 @ 7.0% cap · market cap 3.86%
Second Best
Office B
$1.79M
$1.57M – $2.09M
NOI $125,251 @ 7.0% cap · market cap 3.80%
Theoretical Best
Specialty Retail
$9.96M
$8.71M – $11.62M
NOI $696,960 @ 7.0% cap · market cap 21.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
60,314
Businesses Nearby
Explore this area
Business Placement
Demographics for 10010, NY
33,991
Population
19,014
Households
1.8
Avg Household Size
35
Median Age
81%
College-Educated
97%
High-School Grad
0.4 sq mi
ZIP Area
84,978
Density / Sq Mi
$156,127
Median Household Income
$109,691
Median Earnings
$3,113
Median Rent
$1,037,900
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Live-work space - Full-floor loft offers adaptable space, abundant natural light, and a private keyed elevator entrance in a boutique building.
Where is this live-work space located?
The property is located at 118 E 25th Street 8 New York City, NY.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Approximately 4,000 SF of full‑floor loft space; Eighth‑floor position with north, east, and south exposures; 15 huge windows and approximately 12‑foot ceilings
