Triplex Loft
For Sale
$845,000
225 86th St, New York, NY 10028
One-bedroom residence with a mezzanine living area, solarium, stainless steel appliances, and high loft ceilings.
Property Size770 SF
Price / SF$1,097
Days on Market523
Property Features for 225 86th St
General Information
Standard status
Active
Size
770 SF
Property subtype
Apartment
Financials
Gross Income
$37,200
Average Monthly Rent
$3,100
Units
Unit Mix
1 x 1BR
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$12,564
Amenities
24-hour doorman
laundry room
bike room
storage room
roof deck
3
Unfurnished, Elevator
66.67 x 100.71
Building Details
Year Built
1983
Tenancy
Single
Listing Agency:
Keller Williams NYC
(212) 301-1140
Listed By:
Maria Ellis
(646) 677-0596
Source:
Xome
Added: Apr 4, 2025
Changed: Sep 2
Last Checked: Sep 8 at 5:06AM
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 Keller Williams NYC
Investment Insights
Based on property information with market context.
This 770-square-foot one-bedroom condominium is arranged across three levels, creating a loft-style layout with distinct living and sleeping areas. The main floor includes an updated open kitchen with stainless steel appliances and adjoining dining space. A mezzanine-level living room opens to a solarium, while the upper bedroom benefits from the unit’s tall loft ceilings. The residence is offered unfurnished and includes elevator access. The existing tenant’s lease runs through July 31, 2026.
The condominium building, completed in 1983, provides full-service operations with a 24-hour doorman. Residents have access to a laundry room, bike room, storage room, and roof deck. The property is at 225 E 86th St, with the 4, 5, and 6 subway lines approximately a block and a half away. Fairway and Whole Foods are within a block, and Museum Mile is a few blocks from the building.
The condominium building, completed in 1983, provides full-service operations with a 24-hour doorman. Residents have access to a laundry room, bike room, storage room, and roof deck. The property is at 225 E 86th St, with the 4, 5, and 6 subway lines approximately a block and a half away. Fairway and Whole Foods are within a block, and Museum Mile is a few blocks from the building.
Key Highlights
- 770 SF one‑bedroom triplex loft condominium
- Updated open kitchen with stainless steel appliances and dining area
- Mezzanine living room connected to a solarium
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
$24,091
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
2.85%
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%
$481,820
$481.8K
Cap Rate 7%
$344,157
$344.2K
Cap Rate 9%
$267,678
$267.7K
Market Conditions
NOI Build-Up for 770 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
$46.1K $59.88/SF
− Vacancy
−$2.3K −$2.99/SF
EGI
$43.8K $56.89/SF
− OpEx
−$19.7K −$25.60/SF
NOI
$24.1K $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%
$481,820
Cap Rate 7%
$344,157
Cap Rate 9%
$267,678
Alternative Uses
Best Use
Apartment 5plus
$344.2K
$301.1K – $401.5K
NOI $24,091 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.92M
$1.68M – $2.24M
NOI $134,165 @ 7.0% cap · market cap 15.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
10,500
Businesses Nearby
Explore this area
Business Placement
Demographics for 10028, NY
48,116
Population
29,535
Households
1.6
Avg Household Size
39
Median Age
83%
College-Educated
98%
High-School Grad
0.3 sq mi
ZIP Area
160,387
Density / Sq Mi
$168,125
Median Household Income
$116,860
Median Earnings
$2,702
Median Rent
$1,600,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-bedroom residence with a mezzanine living area, solarium, stainless steel appliances, and high loft ceilings.
Where is this residential income property located?
The property is located at 225 86th St New York, NY.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: 770 SF one‑bedroom triplex loft condominium; Updated open kitchen with stainless steel appliances and dining area; Mezzanine living room connected to a solarium
