Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Gramercy Park Office Condominium Title is generated by Realmo AI

    316 East 22Nd Street, New York, NY 10010

    View on Map
    Claim this Listing
    For Sale
    $1,790,000

    Full-floor commercial condo in prime Manhattan location.

    Type:Residential
    Property size:
    3,102 SF
    Price / SF:
    $577/SF
    Added:
    Mar 3, 2026
    Days on Market:
    95
    Last Refresh:
    Apr 6 at 3:23 am

    Property Features for 316 East 22Nd Street

    General Information

    Standard status
    Active
    Size
    3,102 SF
    Property subtype
    Residential

    Building Details

    Year Built
    2000

    We can help!

    Listing Contact
    Brian Morgan
    Brian Morgan

    Listing agent Brian Morgan License #10301202091

    Listing office Park Avenue South

    Listing date Mar 3, 2026

    Source Corcoran

    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 Park Avenue South

    HighLights

    • Prime Gramercy Park location in a prestigious and charming neighborhood.
    • Spacious 3,102 square foot full‑floor commercial condominium.
    • Ideal for medical, professional, or creative office use.
    • Located in a beautifully restored pre‑war elevator building (built in 1910).
    • Features multiple private offices, consultation rooms, and open workspaces.
    • Convenient access to transportation (6 train, buses, FDR Drive) and close to amenities (parks, restaurants, retail).

    Overview

    Located in the heart of Gramercy Park, this full-floor commercial condominium at 316 East 22nd Street - Unit COMM1, offers a rare opportunity. The 3,102 square foot office unit occupies the first floor and cellar of a pre-war elevator building, originally constructed in 1910 and converted to condominium in 2009. The interior layout includes multiple private offices and consultation rooms, open workspaces, a reception area, a half bathroom, a private interior stairwell connecting both levels, mechanical and meter rooms, and accessory storage areas. Rear-facing windows provide natural light and ventilation. Features include hardwood floors, exposed brick, 9' ceilings, sheetrock ceilings with mounted lighting, a dedicated HVAC system, 110/220V electrical service, and a sprinkler system in the cellar. The 7-story mixed-use building is situated on a tree-lined block between First and Second Avenues. Transportation options include the 6 train, M23/M15/M101 buses, and the FDR Drive. The surrounding area features parks, restaurants, cafes, and retail. It is located close to major medical centers and the Midtown business district. The unit is suitable for medical, professional, or creative office use.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $159.7k $51.48
    − Vacancy −$30.2k −$9.73
    EGI $129.5k $41.75
    − OpEx −$32.4k −$10.44
    NOI $97.1k $31.31
    3,102 SF · lease $51.48/SF/yr · vacancy 18.90% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.39M
    $1.21M – $1.62M (±1% cap)
    NOI $97,132 @ 7.0% cap · market cap 5.43%
    Second Best
    Healthcare Medical
    $1.32M
    $1.16M – $1.54M (±1% cap)
    NOI $92,464 @ 7.0% cap · market cap 5.17%
    Theoretical Best
    Specialty Retail
    $7.72M
    $6.76M – $9.01M (±1% cap)
    NOI $540,492 @ 7.0% cap · market cap 30.20%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Gramercy Information Technology Tech Support Center Gramercy Healthcare Management Business Management Consultant Grand Army Medical Medical Clinic 307 7th St ... Condominium Complex

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New York
    County
    New York
    State
    New York
    Longitude
    -73.9999
    Latitude
    40.7449

    Nearby Similar for Sale

    • $999,999
      905 SF

      Medical/Dental Condo Ready

      Fully built-out medical/dental condo for sale in New York.
      139 Centre Street, New York, NY 10013
      View Details
    • $950,000
      1,197 SF

      Manhattan Commercial Condo For Sale

      Prime commercial condo in Little Italy/Chinatown, move-in ready.
      128 Mott Street, New York, NY 10013
      View Details
    • $429,000
      437 SF

      Chinatown Office Space Opportunity

      Vacant 437 sq ft office space in vibrant Chinatown.
      210 Canal Street, New York, NY 10013
      View Details
    • $498,000
      515 SF

      Chinatown Office Space Opportunity

      Vacant 515 sq ft office space in Chinatown.
      210 Canal Street, New York, NY 10013
      View Details
    • $299,000
      905 SF

      Established Medical-Dental Practice Condo

      Fully built-out medical-dental practice with established patient base.
      139 Centre Street, New York, NY 10013
      View Details
    • $1,850,000
      8,010 SF

      Prime Commercial Storefront in Manhattan

      Manhattan commercial space with basement, backyard, and high ceilings.
      75 Allen Street, New York, NY 10002
      View Details
    • $999,987

      Bushwick Multi-Family Investment Opportunity

      Six-unit building in vibrant Bushwick, Brooklyn with strong rental income.
      1434 Greene Ave, New York, NY 11237
      View Details
    • $3,000,000
      2,900 SF

      Morningside Gold Coast Brownstone

      Turnkey, fully restored four-level brownstone in Morningside Gold Coast.
      387 Manhattan Avenue, New York, NY 10026
      View Details
    • $1,299,000
      1,764 SF

      Morris Park Detached Brick Tudor

      Detached 5-bedroom, 3-bathroom home in Morris Park, Bronx.
      2033 Hering Avenue, New York, NY 10461
      View Details
    • $1,345,000

      Two-to-Four Unit Residential Property

      For-sale multifamily asset offering two to four residential units on Rochelle Street in the Bronx.
      111 Rochelle Street, New York, NY 10464
      View Details
    • $7,250,000
      3,500 SF

      Mixed-Use Building in Lower East

      Three-story mixed-use building in Manhattan's Lower East Side.
      113 Ludlow St, New York, NY 10002
      View Details
    • $3,200,000
      6,300 SF

      Chelsea Commercial Condo Fourth Floor

      6,300 SF white-box space in prime Chelsea location.
      305 7th Avenue, New York, NY 10001
      View Details

    FAQs

    What type of property is this?
    Office units - Full-floor commercial condo in prime Manhattan location.
    Where is this office units located?
    The property is located at 316 East 22Nd Street New York, NY.
    What is the asking price?
    The asking price for this property is $1,790,000.
    What are key features of this property?
    This property features: Prime Gramercy Park location in a prestigious and charming neighborhood.; Spacious **3,102 square foot full‑floor commercial condominium.**; Ideal for medical, professional, or creative office use.
    (212) 683-8300
    We can help!
    Listing Contact
    Brian Morgan
    Brian Morgan
    Real Estate License ID: 10301202091
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    316 East 22Nd Street, New York, NY 10010
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!