One-Bedroom Residential Income
For Sale
$499,000
262 W 95th Street 2, New York City, NY 10025
Private-entry apartment with three exposures, hardwood floors, updated bath, and flexible kitchen space within a landmarked enclave.
Property Size500 SF
Price / SF$998
Days on Market11
Property Features for 262 W 95th Street 2
General Information
Standard status
Active
Size
500 SF
Property subtype
Apartment
Building Details
Building Size
500 SF
Year Built
1921
Listing Agency:
Compass
Listed By:
Danielle S Sevier
(917) 991-5386
Source:
Bondnyre
Added: Sep 14
Changed: Sep 23
Last Checked: Sep 24 at 4:05PM
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 one-bedroom residential income property has a private entrance from West 95th Street and an interior layout that includes a living room, separate bedroom, updated bathroom, storage, and kitchen space adaptable for a dishwasher or washer/dryer. Hardwood flooring extends throughout the apartment, while windows on three exposures bring in natural light and overlook the surrounding gardens. Built in 1921, the property is located within Pomander Walk, a New York City landmarked residential enclave featuring Tudor-style homes, a pedestrian lane, mature plantings, and flowering gardens.
The property is positioned on the Upper West Side, with Riverside Park and the Hudson River a few blocks west and Central Park within walking distance. Broadway, Amsterdam Avenue, and Columbus Avenue are nearby, along with restaurants, cafes, specialty food shops, and everyday conveniences. Subway access, the Museum of Natural History, Lincoln Center, and Columbia University are also part of the surrounding neighborhood context.
The property is positioned on the Upper West Side, with Riverside Park and the Hudson River a few blocks west and Central Park within walking distance. Broadway, Amsterdam Avenue, and Columbus Avenue are nearby, along with restaurants, cafes, specialty food shops, and everyday conveniences. Subway access, the Museum of Natural History, Lincoln Center, and Columbia University are also part of the surrounding neighborhood context.
Key Highlights
- One‑bedroom apartment with a private entrance from West 95th Street
- Windows on three exposures provide natural light and garden views
- Hardwood floors throughout, plus an updated bathroom and generous storage
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
$16,459
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
3.30%
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%
$329,180
$329.2K
Cap Rate 7%
$235,129
$235.1K
Cap Rate 9%
$182,878
$182.9K
Market Conditions
NOI Build-Up for 500 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
$31.5K $63.00/SF
− Vacancy
−$1.6K −$3.15/SF
EGI
$29.9K $59.85/SF
− OpEx
−$13.5K −$26.93/SF
NOI
$16.5K $32.92/SF
Area
ZIP 10025
Vacancy
5.00%
Lease Rate
$63.00 /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%
$329,180
Cap Rate 7%
$235,129
Cap Rate 9%
$182,878
Alternative Uses
Best Use
Apartment 5plus
$235.1K
$205.7K – $274.3K
NOI $16,459 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.97M
$1.73M – $2.30M
NOI $138,240 @ 7.0% cap · market cap 27.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
3,349
Businesses Nearby
Explore this area
Business Placement
Demographics for 10025, NY
95,424
Population
47,649
Households
2
Avg Household Size
41
Median Age
69%
College-Educated
92%
High-School Grad
0.9 sq mi
ZIP Area
106,027
Density / Sq Mi
$109,195
Median Household Income
$64,827
Median Earnings
$2,009
Median Rent
$1,125,200
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Private-entry apartment with three exposures, hardwood floors, updated bath, and flexible kitchen space within a landmarked enclave.
Where is this residential income property located?
The property is located at 262 W 95th Street 2 New York City, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: One‑bedroom apartment with a private entrance from West 95th Street; Windows on three exposures provide natural light and garden views; Hardwood floors throughout, plus an updated bathroom and generous storage
