Residential Income Property with Home
For Sale
$949,000
35 W 90TH Street 8F, New York City, NY 10024
A separate windowed kitchen and in-unit washer/dryer complement the apartment’s flexible one-bedroom layout.
Property Size900 SF
Price / SF$1,054
Days on Market8
Property Features for 35 W 90TH Street 8F
General Information
Standard status
Active
Size
900 SF
Elevators
Yes
Property subtype
Apartment
Units
Unit Mix
1 x 1BR+home office/1BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Amenities
doorman
bike room
laundry room
in-unit washer/dryer
Building Details
Year Built
1931
Listing Agency:
Douglas Elliman Real Estate
Listed By:
Noam Y Gottlieb · License #10301213890
(646) 709-5052
Source:
Miradorrealestate
Added: Sep 24
Changed: Sep 29
Last Checked: Sep 30 at 6:01PM
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 approximately 900-square-foot cooperative apartment has one bedroom plus a separate home office. Its living and dining area is arranged around oversized windows, while the windowed kitchen offers stainless steel appliances and cabinet storage. The bedroom is more than 16 feet long and includes a walk-in closet; hardwood floors, additional closets, and an in-unit combination washer/dryer round out the interior. The building dates to 1931.
Building amenities include a full-time doorman, elevator, bike room, and basement laundry room. Central Park is nearby, along with restaurants, cafés, shops, cultural destinations, and everyday services. Multiple subway and bus options provide access across Manhattan.
Building amenities include a full-time doorman, elevator, bike room, and basement laundry room. Central Park is nearby, along with restaurants, cafés, shops, cultural destinations, and everyday services. Multiple subway and bus options provide access across Manhattan.
Key Highlights
- Approximately 900 square feet with one bedroom and a separate home office
- Bedroom measures over 16 feet long and includes a walk‑in closet
- Windowed kitchen with stainless steel appliances and generous cabinetry
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
$28,159
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
2.97%
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%
$563,180
$563.2K
Cap Rate 7%
$402,271
$402.3K
Cap Rate 9%
$312,878
$312.9K
Market Conditions
NOI Build-Up for 900 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
$53.9K $59.88/SF
− Vacancy
−$2.7K −$2.99/SF
EGI
$51.2K $56.89/SF
− OpEx
−$23.0K −$25.60/SF
NOI
$28.2K $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%
$563,180
Cap Rate 7%
$402,271
Cap Rate 9%
$312,878
Alternative Uses
Best Use
Apartment 5plus
$402.3K
$352.0K – $469.3K
NOI $28,159 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.24M
$1.96M – $2.61M
NOI $156,816 @ 7.0% cap · market cap 16.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
10,691
Businesses Nearby
Explore this area
Business Placement
Demographics for 10024, NY
62,250
Population
36,723
Households
1.7
Avg Household Size
43
Median Age
84%
College-Educated
97%
High-School Grad
0.9 sq mi
ZIP Area
69,167
Density / Sq Mi
$182,614
Median Household Income
$117,078
Median Earnings
$2,965
Median Rent
$1,746,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - A separate windowed kitchen and in-unit washer/dryer complement the apartment’s flexible one-bedroom layout.
Where is this residential income property located?
The property is located at 35 W 90TH Street 8F New York City, NY.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Approximately 900 square feet with one bedroom and a separate home office; Bedroom measures over 16 feet long and includes a walk‑in closet; Windowed kitchen with stainless steel appliances and generous cabinetry
