Duplex Residential Income
New
For Sale
$5,000,000
435 E 52nd St Unit 2/3F, New York, NY 10022
Two-level residence includes a separate studio with private entrance and internal elevator access.
Property Size5,300 SF
Price / SF$943.40
Days on Market6
Property Features for 435 E 52nd St Unit 2/3F
General Information
Standard status
Active
Size
5,300 SF
Elevators
Yes
Property subtype
Commercial
Additional Details
Road Access
Yes
Amenities
doormen
concierge
private storage
tiered gardens
Building Details
Year Built
1931
Buildings
1
Stories
26
Units
80
Construction
art deco
Listing Agency:
Sothebys International Realty
Listed By:
Serena Boardman (serena.boardman@sothebys.realty)
Source:
Edifyny
Added: Aug 17
Changed: Aug 18
Last Checked: Aug 22 at 7:31AM
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 Sothebys International Realty
Investment Insights
Based on property information with market context.
This 5,300-square-foot duplex residential income property at 435 E 52nd St includes twelve rooms, tall ceilings, East River views, and a separate studio apartment. The main residence features a gallery, living room, library, dining room, kitchen, butler’s pantry, breakfast room, staff room, bedrooms, bathrooms, and a powder room. The living room and library each have wood-burning fireplaces. Private upper-level quarters include a primary suite with sitting room, corner fireplace, balconies, two full baths, and additional bedrooms with ensuite baths.
The studio has its own entrance on East 53rd Street and connects to the duplex through an internal private elevator. It includes a full bathroom, kitchenette, closets, and a step-down living area with high ceilings. River House was designed by William L. Bottomley in 1931 and includes doormen, a concierge, a resident manager, private storage, gated entry, and tiered gardens with East River views.
Shareholders may be eligible to join The River Club, which offers tennis, squash, a swimming pool, golf simulator, dining, guest rooms, and social programs.
The studio has its own entrance on East 53rd Street and connects to the duplex through an internal private elevator. It includes a full bathroom, kitchenette, closets, and a step-down living area with high ceilings. River House was designed by William L. Bottomley in 1931 and includes doormen, a concierge, a resident manager, private storage, gated entry, and tiered gardens with East River views.
Shareholders may be eligible to join The River Club, which offers tennis, squash, a swimming pool, golf simulator, dining, guest rooms, and social programs.
Key Highlights
- 5,300‑square‑foot duplex with twelve rooms and East River views
- Separate studio apartment with private entrance on East 53rd Street
- Internal private elevator connects the studio to the duplex two floors above
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
$165,823
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
3.32%
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%
$3,316,460
$3.3M
Cap Rate 7%
$2,368,900
$2.4M
Cap Rate 9%
$1,842,478
$1.8M
Market Conditions
NOI Build-Up for 5,300 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
$317.4K $59.88/SF
− Vacancy
−$15.9K −$2.99/SF
EGI
$301.5K $56.89/SF
− OpEx
−$135.7K −$25.60/SF
NOI
$165.8K $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%
$3,316,460
Cap Rate 7%
$2,368,900
Cap Rate 9%
$1,842,478
Alternative Uses
Best Use
Apartment 5plus
$2.37M
$2.07M – $2.76M
NOI $165,823 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$13.19M
$11.54M – $15.39M
NOI $923,472 @ 7.0% cap · market cap 18.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
6,245
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 - Two-level residence includes a separate studio with private entrance and internal elevator access.
Where is this residential income property located?
The property is located at 435 E 52nd St Unit 2/3F New York, NY.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 5,300‑square‑foot duplex with twelve rooms and East River views; Separate studio apartment with private entrance on East 53rd Street; Internal private elevator connects the studio to the duplex two floors above
