Residential Income Property with Flexible
For Sale
$899,000
320 E 54TH Street 6C, New York City, NY 10022
One-bedroom condominium residence with dual exposures, generous living space, and a flexible room for office or guests.
Property Size920 SF
Days on Market9
Property Features for 320 E 54TH Street 6C
General Information
Standard status
Active
Size
920 SF
Property subtype
Apartment
Additional Details
Public Transit
Yes
Multifamily Units
1
Amenities
24-hour doorman
resident superintendent
handyman
central laundry
landscaped courtyard garden
Building Details
Building Size
920 SF
Year Built
1959
Listing Agency:
Douglas Elliman Real Estate
Listed By:
Patricia Vance
(917) 579-4016
Source:
Serhant
Added: Aug 31
Changed: Sep 5
Last Checked: Sep 8 at 12:15PM
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 Douglas Elliman Real Estate
Investment Insights
Based on property information with market context.
This 920-square-foot condominium residence is configured as a spacious one-bedroom with north and south exposures, an open kitchen, a king-sized primary bedroom, and a versatile second room suitable for office or guest use. The oversized living room accommodates separate living, dining, and entertaining areas. Built in 1959, the boutique condominium includes a 24-hour doorman, resident superintendent, handyman, central laundry, and landscaped courtyard garden. Pets are welcome.
The property is located at 320 E 54TH Street in Sutton Place, close to restaurants, transportation, shops, parks, waterfront promenades, and an outdoor public plaza. Whole Foods, Trader Joe’s, Morton Williams, specialty food shops, restaurants, wine bars, and a seasonal farmers market are within a few blocks. Numerous subway lines are readily accessible, while a parking garage is located next to the building.
The property is located at 320 E 54TH Street in Sutton Place, close to restaurants, transportation, shops, parks, waterfront promenades, and an outdoor public plaza. Whole Foods, Trader Joe’s, Morton Williams, specialty food shops, restaurants, wine bars, and a seasonal farmers market are within a few blocks. Numerous subway lines are readily accessible, while a parking garage is located next to the building.
Key Highlights
- 920‑square‑foot one‑bedroom condominium residence
- Flexible second room for a home office or guest room
- North and south exposures with an open kitchen
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
$28,784
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
3.20%
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%
$575,680
$575.7K
Cap Rate 7%
$411,200
$411.2K
Cap Rate 9%
$319,822
$319.8K
Market Conditions
NOI Build-Up for 920 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
$55.1K $59.88/SF
− Vacancy
−$2.8K −$2.99/SF
EGI
$52.3K $56.89/SF
− OpEx
−$23.6K −$25.60/SF
NOI
$28.8K $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%
$575,680
Cap Rate 7%
$411,200
Cap Rate 9%
$319,822
Alternative Uses
Best Use
Apartment 5plus
$411.2K
$359.8K – $479.7K
NOI $28,784 @ 7.0% cap · market cap 3.20%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.29M
$2.00M – $2.67M
NOI $160,301 @ 7.0% cap · market cap 17.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
49,964
Businesses Nearby
Explore this area
Business Placement
Demographics for 10022, NY
36,708
Population
25,686
Households
1.4
Avg Household Size
45
Median Age
84%
College-Educated
98%
High-School Grad
0.4 sq mi
ZIP Area
91,770
Density / Sq Mi
$171,038
Median Household Income
$119,657
Median Earnings
$2,928
Median Rent
$1,116,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-bedroom condominium residence with dual exposures, generous living space, and a flexible room for office or guests.
Where is this residential income property located?
The property is located at 320 E 54TH Street 6C New York City, NY.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 920‑square‑foot one‑bedroom condominium residence; Flexible second room for a home office or guest room; North and south exposures with an open kitchen
