Four-Bedroom Residential Income
For Sale
$1,995,000
17 Convent Avenue PHB, New York City, NY 10027
Private condominium residence with smart-home systems, a terrace, and two additional balconies.
Property Size2,100 SF
Price / SF$950
Days on Market167
Property Features for 17 Convent Avenue PHB
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Apartment
Units
Unit Mix
1 x 4BR/2.5BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$29,052
Amenities
virtual doorman
private terrace
gas grill
refrigerator
balconies
smart home technology
Building Details
Building Size
2,100 SF
Year Built
2019
Listing Agency:
Sothebys International Realty
(917) 806-5981
Listed By:
Spencer D Means
(917) 806-5981
Source:
Miradorrealestate
Added: Feb 25
Changed: Aug 9
Last Checked: Aug 10 at 9:18AM
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 Sothebys International Realty
Investment Insights
Based on property information with market context.
This 2,100-square-foot condominium residence is configured with four bedrooms and two and a half bathrooms, with the ability to convert the layout to three full bathrooms. Completed in 2019, the penthouse includes integrated technology for lighting, climate, audio, and security. Outdoor space includes a private terrace equipped with a gas grill and refrigerator, along with two additional private balconies.
The property is located near the Studio Museum in Harlem and the Apollo Theater, with dining, historic architecture, and nearby subway transportation in the surrounding area. The building also provides a virtual doorman. Custom finishes and refined materials are incorporated throughout the residence, while the multiple outdoor spaces support indoor-outdoor living and entertaining.
The property is located near the Studio Museum in Harlem and the Apollo Theater, with dining, historic architecture, and nearby subway transportation in the surrounding area. The building also provides a virtual doorman. Custom finishes and refined materials are incorporated throughout the residence, while the multiple outdoor spaces support indoor-outdoor living and entertaining.
Key Highlights
- Four‑bedroom condominium residence with two and a half bathrooms
- 2,100‑square‑foot property completed in 2019
- Private terrace with gas grill and refrigerator
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
$65,703
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
3.29%
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%
$1,314,060
$1.3M
Cap Rate 7%
$938,614
$938.6K
Cap Rate 9%
$730,033
$730.0K
Market Conditions
NOI Build-Up for 2,100 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
$125.7K $59.88/SF
− Vacancy
−$6.3K −$2.99/SF
EGI
$119.5K $56.89/SF
− OpEx
−$53.8K −$25.60/SF
NOI
$65.7K $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%
$1,314,060
Cap Rate 7%
$938,614
Cap Rate 9%
$730,033
Alternative Uses
Best Use
Apartment 5plus
$938.6K
$821.3K – $1.10M
NOI $65,703 @ 7.0% cap · market cap 3.29%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.23M
$4.57M – $6.10M
NOI $365,904 @ 7.0% cap · market cap 18.34%
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
8,417
Businesses Nearby
Explore this area
Business Placement
Demographics for 10027, NY
64,037
Population
28,038
Households
2.3
Avg Household Size
32
Median Age
52%
College-Educated
87%
High-School Grad
0.9 sq mi
ZIP Area
71,152
Density / Sq Mi
$64,220
Median Household Income
$44,231
Median Earnings
$1,609
Median Rent
$915,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Private condominium residence with smart-home systems, a terrace, and two additional balconies.
Where is this residential income property located?
The property is located at 17 Convent Avenue PHB New York City, NY.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Four‑bedroom condominium residence with two and a half bathrooms; 2,100‑square‑foot property completed in 2019; Private terrace with gas grill and refrigerator
