Four-Bedroom Residential Income
For Sale
$2,699,000
425 E 58TH Street 22H, New York City, NY 10022
Cooperative residence with triple exposures, a private terrace, expansive entertaining areas, and full-service building amenities.
Property Size2,800 SF
Price / SF$963.93
Days on Market189
Property Features for 425 E 58TH Street 22H
General Information
Standard status
Active
Size
2,800 SF
Elevators
Yes
Property subtype
Apartment
Units
Unit Mix
1 x 4BR
Multifamily Units
1
Amenities
24-hour doorman
concierge
valet parking garage
fitness center
terrace
washer/dryer
Building Details
Building Size
2,800 SF
Year Built
1975
Listing Agency:
Serhant
(917) 544-7250
Listed By:
Melissa Karen Post
(917) 544-7250
Source:
Carytamura
Added: Feb 3
Changed: Aug 10
Last Checked: Aug 10 at 9:46AM
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 Serhant
Investment Insights
Based on property information with market context.
Apartment 22H is an approximately 2,800-square-foot four-bedroom residence at The Sovereign, an Emery Roth & Sons-designed cooperative. The home has triple exposures, 9-foot ceilings, and a living and entertaining area spanning approximately 65 feet, with windows on both northern and southern exposures. An oversized terrace extends from the living space. The windowed kitchen includes substantial counter space and cabinetry, alongside a bedroom or staff room with a half bath and washer/dryer. The corner primary suite offers north and east exposures, two oversized walk-in closets, a windowed dressing area, and an ensuite bath. Two additional bedrooms include ensuite baths and generous closet space.
The building features an Emery Roth & Sons-designed lobby, two residences per elevator bank, a 24-hour doorman, concierge, valet parking garage, and fitness center. The Sovereign is moments from Sutton Place and the East River Esplanade, with dining, shopping, and transportation on the Upper East Side minutes away.
The building features an Emery Roth & Sons-designed lobby, two residences per elevator bank, a 24-hour doorman, concierge, valet parking garage, and fitness center. The Sovereign is moments from Sutton Place and the East River Esplanade, with dining, shopping, and transportation on the Upper East Side minutes away.
Key Highlights
- Approximately 2,800 square feet with four bedrooms
- Triple exposures, 9‑foot ceilings, and approximately 65 feet of living and entertaining space
- Oversized terrace extending from the living area
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
$87,604
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
3.25%
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%
$1,752,080
$1.8M
Cap Rate 7%
$1,251,486
$1.3M
Cap Rate 9%
$973,378
$973.4K
Market Conditions
NOI Build-Up for 2,800 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
$167.7K $59.88/SF
− Vacancy
−$8.4K −$2.99/SF
EGI
$159.3K $56.89/SF
− OpEx
−$71.7K −$25.60/SF
NOI
$87.6K $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%
$1,752,080
Cap Rate 7%
$1,251,486
Cap Rate 9%
$973,378
Alternative Uses
Best Use
Apartment 5plus
$1.25M
$1.10M – $1.46M
NOI $87,604 @ 7.0% cap · market cap 3.25%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.97M
$6.10M – $8.13M
NOI $487,872 @ 7.0% cap · market cap 18.08%
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
27,950
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 - Cooperative residence with triple exposures, a private terrace, expansive entertaining areas, and full-service building amenities.
Where is this residential income property located?
The property is located at 425 E 58TH Street 22H New York City, NY.
What is the asking price?
The asking price for this property is $2,699,000.
What are key features of this property?
This property features: Approximately 2,800 square feet with four bedrooms; Triple exposures, 9‑foot ceilings, and approximately 65 feet of living and entertaining space; Oversized terrace extending from the living area
