Two-Bedroom Residential Income
New
For Sale
$1,249,000
2280 Frederick Douglass Boulevard 9-F, New York City, NY 10027
A private terrace and premium kitchen appliances complement the two-bedroom layout.
Property Size1,225 SF
Price / SF$1,019
Days on Market3
Property Features for 2280 Frederick Douglass Boulevard 9-F
General Information
Standard status
Active
Size
1,225 SF
Property subtype
Apartment
Taxes and HOA fees
Annual Taxes
$156
Building Details
Building Size
1,225 SF
Year Built
2009
Listing Agency:
Nest Seekers LLC
Listed By:
Michael Bethoney
(212) 252-8772
Source:
Bondnyre
Added: Sep 29
Changed: Sep 30
Last Checked: Sep 30 at 1:19PM
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 Nest Seekers LLC
Investment Insights
Based on property information with market context.
This 1,225-square-foot residence occupies the ninth floor of a building completed in 2009. Its layout includes two bedrooms, a private terrace, and a kitchen equipped with Sub-Zero, Wolf, and Miele appliances, plus a separate wine refrigerator and bar area. The terrace looks toward the Midtown skyline. Building services and shared spaces include a 24-hour doorman, live-in superintendent, on-site parking garage, a rooftop terrace with a wood-burning fireplace, and a landscaped terrace garden with a play area. The building also has a 25-year tax abatement.
Lincoln Market is one block away, and Trader Joe’s is a few blocks from the property. Frederick Douglass Boulevard has restaurants, cafés, and neighborhood businesses. Nearby parks and transportation options are also noted in the surrounding area.
Lincoln Market is one block away, and Trader Joe’s is a few blocks from the property. Frederick Douglass Boulevard has restaurants, cafés, and neighborhood businesses. Nearby parks and transportation options are also noted in the surrounding area.
Key Highlights
- 1,225‑square‑foot residence with two bedrooms
- Private terrace with Midtown skyline views
- Kitchen includes Sub‑Zero refrigerator, Wolf range, and Miele dishwasher
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
$38,327
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
3.07%
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%
$766,540
$766.5K
Cap Rate 7%
$547,529
$547.5K
Cap Rate 9%
$425,856
$425.9K
Market Conditions
NOI Build-Up for 1,225 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
$73.4K $59.88/SF
− Vacancy
−$3.7K −$2.99/SF
EGI
$69.7K $56.89/SF
− OpEx
−$31.4K −$25.60/SF
NOI
$38.3K $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%
$766,540
Cap Rate 7%
$547,529
Cap Rate 9%
$425,856
Alternative Uses
Best Use
Apartment 5plus
$547.5K
$479.1K – $638.8K
NOI $38,327 @ 7.0% cap · market cap 3.07%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.05M
$2.67M – $3.56M
NOI $213,444 @ 7.0% cap · market cap 17.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9,915
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 - A private terrace and premium kitchen appliances complement the two-bedroom layout.
Where is this residential income property located?
The property is located at 2280 Frederick Douglass Boulevard 9-F New York City, NY.
What is the asking price?
The asking price for this property is $1,249,000.
What are key features of this property?
This property features: 1,225‑square‑foot residence with two bedrooms; Private terrace with Midtown skyline views; Kitchen includes Sub‑Zero refrigerator, Wolf range, and Miele dishwasher
