Pre-War Residential Income
For Sale
$2,275,000
434 E 52ND Street 10EF, New York City, NY 10022
Proposed combination of two residences with three bedrooms, three bathrooms, entertaining spaces, and pre-war architectural details.
Property Size2,300 SF
Price / SF$989.13
Days on Market32
Property Features for 434 E 52ND Street 10EF
General Information
Standard status
Active
Size
2,300 SF
Property subtype
Apartment
Amenities
24-hour doorman
live-in superintendent
private garden
storage units
central laundry facilities
Building Details
Building Size
2,300 SF
Year Built
1930
Listing Agency:
Brown Harris Stevens Residential Sales LLC
(212) 381-4258
Listed By:
James Samuel Jaquez
(212) 381-4258
Source:
Carlinwright
Added: Jul 10
Changed: Aug 10
Last Checked: Aug 10 at 10:02AM
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 Brown Harris Stevens Residential Sales LLC
Investment Insights
Based on property information with market context.
Residences 10E and 10F are offered separately with a proposed combination creating an approximately 2,236+ square foot home. The conceptual layout includes three bedrooms, three bathrooms, a grand gallery, double-height sunken living room, wood-burning fireplace, formal dining room, chef’s kitchen with center island, primary suite with en suite bath, dedicated laundry room, and generous closet space. The floor plan is illustrative, and purchasers should consult their own architect and contractor regarding feasibility and required building approvals.
The Southgate is a 1930 Bing & Bing cooperative designed by Emery Roth in Beekman Place. Building amenities and services include a 24-hour doorman, live-in superintendent, landscaped private garden, storage units, and central laundry facilities. The property is moments from the East River Esplanade, with access to waterfront walking and running paths, bicycle trails, a dog park, restaurants, boutique shopping, museums, and cultural institutions. Unit 10F includes a storage unit.
The Southgate is a 1930 Bing & Bing cooperative designed by Emery Roth in Beekman Place. Building amenities and services include a 24-hour doorman, live-in superintendent, landscaped private garden, storage units, and central laundry facilities. The property is moments from the East River Esplanade, with access to waterfront walking and running paths, bicycle trails, a dog park, restaurants, boutique shopping, museums, and cultural institutions. Unit 10F includes a storage unit.
Key Highlights
- Proposed combination of residences 10E and 10F creates an approximately 2,236+ square foot home
- Three bedrooms and three bathrooms in the proposed layout
- Double‑height sunken living room with oversized windows and wood‑burning fireplace
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
$71,961
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
3.16%
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%
$1,439,220
$1.4M
Cap Rate 7%
$1,028,014
$1.0M
Cap Rate 9%
$799,567
$799.6K
Market Conditions
NOI Build-Up for 2,300 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
$137.7K $59.88/SF
− Vacancy
−$6.9K −$2.99/SF
EGI
$130.8K $56.89/SF
− OpEx
−$58.9K −$25.60/SF
NOI
$72.0K $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%
$1,439,220
Cap Rate 7%
$1,028,014
Cap Rate 9%
$799,567
Alternative Uses
Best Use
Apartment 5plus
$1.03M
$899.5K – $1.20M
NOI $71,961 @ 7.0% cap · market cap 3.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.73M
$5.01M – $6.68M
NOI $400,752 @ 7.0% cap · market cap 17.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
30,982
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 - Proposed combination of two residences with three bedrooms, three bathrooms, entertaining spaces, and pre-war architectural details.
Where is this residential income property located?
The property is located at 434 E 52ND Street 10EF New York City, NY.
What is the asking price?
The asking price for this property is $2,275,000.
What are key features of this property?
This property features: Proposed combination of residences 10E and 10F creates an approximately 2,236+ square foot home; Three bedrooms and three bathrooms in the proposed layout; Double‑height sunken living room with oversized windows and wood‑burning fireplace
