Renovated One-Bedroom Income
For Sale
$690,000
444 E 86TH Street 27E, New York City, NY 10028
One-bedroom residence with updated finishes, skyline views, building services, and access to nearby transit and recreation.
Property Size800 SF
Price / SF$862.50
Days on Market117
Property Features for 444 E 86TH Street 27E
General Information
Standard status
Active
Size
800 SF
Property subtype
Apartment
Building Details
Building Size
800 SF
Year Built
1974
Listing Agency:
Brown Harris Stevens Residential Sales LLC
(212) 521-5708
Listed By:
Elaine Masci
(212) 521-5708
Source:
Cbwarburg
Added: Apr 16
Changed: Aug 8
Last Checked: Aug 10 at 9:58AM
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.
This 800-square-foot, one-bedroom residence occupies the 27th floor of a 1974 residential building. Recent improvements include a renovated kitchen with an open breakfast bar, new cabinetry, countertops, backsplash, and flooring, along with an updated bathroom featuring Kohler, Jaclo, and Artos fixtures. The layout also offers an extended living area, approximately 13-foot-wide living room, pantry, linen storage, entry closets, and a king-sized bedroom with a custom-fitted closet. A higher-capacity PTAC system serves the living room, and the kitchen includes a dishwasher and microwave.
Building services include a full-time doorman, live-in resident manager, laundry room, gym, and recently upgraded common hallways and elevator cabs. The property is two blocks from the Second Avenue Q train and express buses, four blocks from the 4, 5, and 6 trains, and two blocks from Carl Schurz Park. The East River Promenade, grocery stores, Central Park, dining, and shopping are also nearby. Southern-facing windows provide views toward the Manhattan skyline.
Building services include a full-time doorman, live-in resident manager, laundry room, gym, and recently upgraded common hallways and elevator cabs. The property is two blocks from the Second Avenue Q train and express buses, four blocks from the 4, 5, and 6 trains, and two blocks from Carl Schurz Park. The East River Promenade, grocery stores, Central Park, dining, and shopping are also nearby. Southern-facing windows provide views toward the Manhattan skyline.
Key Highlights
- 800‑square‑foot one‑bedroom residence on the 27th floor
- Recently renovated kitchen and bathroom
- Approximately 13‑foot‑wide living room with extended living space
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
$25,030
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
3.63%
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%
$500,600
$500.6K
Cap Rate 7%
$357,571
$357.6K
Cap Rate 9%
$278,111
$278.1K
Market Conditions
NOI Build-Up for 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
$47.9K $59.88/SF
− Vacancy
−$2.4K −$2.99/SF
EGI
$45.5K $56.89/SF
− OpEx
−$20.5K −$25.60/SF
NOI
$25.0K $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%
$500,600
Cap Rate 7%
$357,571
Cap Rate 9%
$278,111
Alternative Uses
Best Use
Apartment 5plus
$357.6K
$312.9K – $417.2K
NOI $25,030 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.99M
$1.74M – $2.32M
NOI $139,392 @ 7.0% cap · market cap 20.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
13,422
Businesses Nearby
Explore this area
Business Placement
Demographics for 10028, NY
48,116
Population
29,535
Households
1.6
Avg Household Size
39
Median Age
83%
College-Educated
98%
High-School Grad
0.3 sq mi
ZIP Area
160,387
Density / Sq Mi
$168,125
Median Household Income
$116,860
Median Earnings
$2,702
Median Rent
$1,600,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-bedroom residence with updated finishes, skyline views, building services, and access to nearby transit and recreation.
Where is this residential income property located?
The property is located at 444 E 86TH Street 27E New York City, NY.
What is the asking price?
The asking price for this property is $690,000.
What are key features of this property?
This property features: 800‑square‑foot one‑bedroom residence on the 27th floor; Recently renovated kitchen and bathroom; Approximately 13‑foot‑wide living room with extended living space
