Renaissance Revival Seven-Family
For Sale
Contact for pricing
30 Edgecombe Avenue, New York, NY 10030
Investment opportunity in Dorrance Brooks Square Historic District.
Property Size3,850 SF
Price / SF$350.65
Days on Market420
Property Features for 30 Edgecombe Avenue
General Information
Standard status
Active
Size
3,850 SF
Property subtype
Multifamily
Building Details
Year Built
1901
Units
7
Listing Agency:
Harlem Lofts
(212) 280-8866
Listed By:
Robert D. Pair · License #NY 31PA1003506
Source:
Crexi
Added: Jul 2, 2025
Changed: Aug 8
Last Checked: Aug 24 at 12:59PM
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 Harlem Lofts
Investment Insights
Based on property information with market context.
Located in the Dorrance Brooks Square Historic District, 30 Edgecombe Avenue is a seven-family townhouse presenting an investment opportunity. The Renaissance Revival red brick property overlooks St. Nicholas Park. The building provides 3,850 square feet of space, along with 5,631.5 square feet of air rights. The exterior features the original Renaissance Revival red brick and stone façade, a bay window on the second floor, and Queen Anne accents. The interior retains original oak doors, woodwork, mirrors, and fireplaces. The property comprises seven rent-stabilized apartments, including six studios and one floor-through two-bedroom home. Each unit includes high ceilings, large windows, open-plan kitchens, and tiled bathrooms. All apartments have separate meters and are wired for cable and internet. The property is near restaurants on Frederick Douglass and Adam Clayton Powell Boulevards, and a short walk from City College. Shopping on 125th Street is nearby, and the property is conveniently located for the B/C subway lines and the M3 and M10 bus lines. St. Nicholas Park is located across the street. Five of the seven units are occupied by well-qualified tenants.
Key Highlights
- Over 8% Cash‑on‑Cash Return and Capitalization Rate
- Excellent Gross Operating Income ($152,843/year)
- Located in the Dorrance Brooks Square Historic District, overlooking St. Nicholas Park
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
$120,456
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
8.92%
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%
$2,409,120
$2.4M
Cap Rate 7%
$1,720,800
$1.7M
Cap Rate 9%
$1,338,400
$1.3M
Market Conditions
NOI Build-Up for 3,850 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
$230.5K $59.88/SF
− Vacancy
−$11.5K −$2.99/SF
EGI
$219.0K $56.89/SF
− OpEx
−$98.6K −$25.60/SF
NOI
$120.5K $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%
$2,409,120
Cap Rate 7%
$1,720,800
Cap Rate 9%
$1,338,400
Alternative Uses
Best Use
Apartment 5plus
$1.72M
$1.51M – $2.01M
NOI $120,456 @ 7.0% cap · market cap 8.92%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$9.58M
$8.39M – $11.18M
NOI $670,824 @ 7.0% cap · market cap 49.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7,546
Businesses Nearby
Explore this area
Business Placement
Demographics for 10030, NY
29,686
Population
14,602
Households
2
Avg Household Size
36
Median Age
35%
College-Educated
78%
High-School Grad
0.3 sq mi
ZIP Area
98,953
Density / Sq Mi
$42,738
Median Household Income
$37,388
Median Earnings
$1,204
Median Rent
$810,100
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?
Apartment building - Investment opportunity in Dorrance Brooks Square Historic District.
Where is this apartment building located?
The property is located at 30 Edgecombe Avenue New York, NY.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Over 8% Cash‑on‑Cash Return and Capitalization Rate; Excellent Gross Operating Income ($152,843/year); Located in the Dorrance Brooks Square Historic District, overlooking St. Nicholas Park
