Grand Upper West Side
For Sale
$10,750,000
18 W 76TH St, New York, NY 10023
Spacious, sun-filled mansion on a prime park block.
Property Size12,250 SF
Lot Size0.06 Acres
Days on Market155
Property Features for 18 W 76TH St
General Information
Standard status
Active
Size
12,250 SF
Lot size
0.06 Acres
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$139,440
Building Details
Building Size
12,250 SF
Year Built
1900
Listing Agency:
(917) 558-9619
Listed By:
Judy Kloner
(917) 558-9619
Source:
Elliman
Added: Mar 23
Changed: Aug 22
Last Checked: Aug 23 at 5:27AM
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 Judy Kloner
Investment Insights
Based on property information with market context.
This grand, sun-filled mansion is located on a prime park block on the Upper West Side. The 25-foot wide building features a French Renaissance style facade in excellent condition. The interior walls have been mostly removed, highlighting the incredible proportions of the original mansion. With six above-grade floors and ceilings up to 14 feet tall, this townhome is suitable for entertaining or living. The parlor floor is large enough to accommodate a grand living room, dining room, and spacious kitchen all on one floor. The 1,075 square foot roof deck features panoramic views in all directions, including open sky, the New York Historical Society, the San Remo, and a side view of Central Park. Originally built in 1898 and designed by the architecture firm Cleverdon & Putzel, this townhome requires renovation. The townhome was previously purchased by a prominent family with a renowned art collection for use as a private gallery. The spacious townhome could also serve as a home for a school, foundation, or institution. It is located near Central Park and one block from the Museum of Natural History, in the heart of Upper West Side dining, cafes, and shopping. Fully DOB approved plans are available by Zivkovic Connolly Architects.
Key Highlights
- 25‑foot wide mansion on a prime Upper West Side park block.
- Enjoy the 1075 SF roof deck with panoramic views including the New York Historical Society, San Remo, and Central Park.
- Sun‑filled with ceilings up to 14 feet tall**, ideal for entertaining or living.
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
$384,846
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
3.58%
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%
$7,696,920
$7.7M
Cap Rate 7%
$5,497,800
$5.5M
Cap Rate 9%
$4,276,067
$4.3M
Market Conditions
NOI Build-Up for 12,250 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
$735.0K $60.00/SF
− Vacancy
−$35.3K −$2.88/SF
EGI
$699.7K $57.12/SF
− OpEx
−$314.9K −$25.70/SF
NOI
$384.8K $31.42/SF
Area
ZIP 10023
Vacancy
4.80%
Lease Rate
$60.00 /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%
$7,696,920
Cap Rate 7%
$5,497,800
Cap Rate 9%
$4,276,067
Alternative Uses
Best Use
Apartment 5plus
$5.50M
$4.81M – $6.41M
NOI $384,846 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.71M
$7.62M – $10.16M
NOI $609,688 @ 7.0% cap · market cap 5.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11,893
Businesses Nearby
Explore this area
Business Placement
Demographics for 10023, NY
71,164
Population
46,272
Households
1.5
Avg Household Size
42
Median Age
84%
College-Educated
98%
High-School Grad
1.0 sq mi
ZIP Area
71,164
Density / Sq Mi
$157,866
Median Household Income
$109,508
Median Earnings
$3,050
Median Rent
$1,401,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Spacious, sun-filled mansion on a prime park block.
Where is this multifamily property located?
The property is located at 18 W 76TH St New York, NY.
What is the asking price?
The asking price for this property is $10,750,000.
What are key features of this property?
This property features: 25‑foot wide mansion on a prime Upper West Side park block.; Enjoy the **1075 SF roof deck with panoramic views** including the New York Historical Society, San Remo, and Central Park.; Sun‑filled with ceilings up to 14 feet tall**, ideal for entertaining or living.
