Seven-Unit Brownstone
For Sale
$3,995,000
322 W 104th Street, New York City, NY 10025
A seven-unit, 1920-era brownstone offers in-unit W/D across garden, lofted studio, and one-bedroom configurations.
Property Size5,046 SF
Price / SF$791.72
Days on Market72
Property Features for 322 W 104th Street
General Information
Standard status
Active
Size
5,046 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$59,358
Building Details
Building Size
5,046 SF
Year Built
1920
Listing Agency:
Compass
Listed By:
Ian Slater · License #10301215519
(646) 645-8192
Source:
Miradorrealestate
Added: Jun 24
Changed: Sep 3
Last Checked: Aug 7 at 7:10AM
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.
322 West 104th Street is a 20-foot-wide, seven-unit townhouse built in 1920. The property includes a garden level two-bedroom, two-bath unit with a south-facing garden, three lofted studios, and three one-bedroom apartments, including one duplex with a private roof deck. Each unit is equipped with a washer and dryer.
The building is located between West End Avenue and Riverside Drive and is only feet from Riverside Park. It is within walking distance of Columbia University, Bard College, and Riverside and Central Parks.
With a total of seven rental units configured across multiple levels and styles, the property is well suited for buyers considering either continued income operation or a potential conversion to a single-family home with an architect.
The building is located between West End Avenue and Riverside Drive and is only feet from Riverside Park. It is within walking distance of Columbia University, Bard College, and Riverside and Central Parks.
With a total of seven rental units configured across multiple levels and styles, the property is well suited for buyers considering either continued income operation or a potential conversion to a single-family home with an architect.
Key Highlights
- Seven‑unit, 1920‑era brownstone townhouse
- 20' wide property with 5 stories located between West End Avenue and Riverside Drive
- Garden level 2 bed/2 bath apartment with expansive south‑facing garden
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
$166,102
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
4.16%
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%
$3,322,040
$3.3M
Cap Rate 7%
$2,372,886
$2.4M
Cap Rate 9%
$1,845,578
$1.8M
Market Conditions
NOI Build-Up for 5,046 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
$317.9K $63.00/SF
− Vacancy
−$15.9K −$3.15/SF
EGI
$302.0K $59.85/SF
− OpEx
−$135.9K −$26.93/SF
NOI
$166.1K $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%
$3,322,040
Cap Rate 7%
$2,372,886
Cap Rate 9%
$1,845,578
Alternative Uses
Best Use
Apartment 5plus
$2.37M
$2.08M – $2.77M
NOI $166,102 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$19.93M
$17.44M – $23.25M
NOI $1,395,118 @ 7.0% cap · market cap 34.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,999
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - A seven-unit, 1920-era brownstone offers in-unit W/D across garden, lofted studio, and one-bedroom configurations.
Where is this apartment building located?
The property is located at 322 W 104th Street New York City, NY.
What is the asking price?
The asking price for this property is $3,995,000.
What are key features of this property?
This property features: Seven‑unit, 1920‑era brownstone townhouse; 20' wide property with 5 stories located between West End Avenue and Riverside Drive; Garden level 2 bed/2 bath apartment with expansive south‑facing garden
