Two-Level Residential Income
For Sale
$9,995,000
500 PARK Avenue PENTHOUS39, New York City, NY 10022
Expansive condominium residence with a planted terrace, multiple exposures, and separate entertaining and bedroom levels.
Property Size9,072 SF
Days on Market10
Property Features for 500 PARK Avenue PENTHOUS39
General Information
Standard status
Active
Size
9,072 SF
Property subtype
Duplex
Additional Details
Multifamily Units
1
Amenities
terrace
library
study
fireplaces
media room
breakfast room
full service
Building Details
Building Size
9,072 SF
Year Built
1959
Listing Agency:
Douglas Elliman Real Estate
Listed By:
Frances W Katzen · License #30KA1018951
(917) 705-1864
Source:
Serhant
Added: Sep 8
Changed: Sep 15
Last Checked: Sep 17 at 12:58AM
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 Douglas Elliman Real Estate
Investment Insights
Based on property information with market context.
This 9,072-square-foot condominium residence occupies two full floors within 500 Park Tower, a 1959 full-service building. The lower level combines living and dining rooms with a library, study, kitchen, breakfast room, and media room, while the upper floor provides private bedroom accommodations, including a secluded primary suite with dual dressing rooms and spa-like baths. Four exposures and oversized picture windows bring in varied light and broad city views.
A planted entertaining terrace extends directly from the library and study, creating a substantial outdoor component for the residence. The building is positioned at 500 Park Avenue in New York City, near Central Park and the Upper East Side–Midtown East boundary, with dining and shopping nearby. The property also includes corner bedrooms with fireplaces and south- and east-facing sitting rooms.
A planted entertaining terrace extends directly from the library and study, creating a substantial outdoor component for the residence. The building is positioned at 500 Park Avenue in New York City, near Central Park and the Upper East Side–Midtown East boundary, with dining and shopping nearby. The property also includes corner bedrooms with fireplaces and south- and east-facing sitting rooms.
Key Highlights
- 9,072‑square‑foot residence spanning two full floors
- Planted entertaining terrace connected to the library and study
- Four exposures with north, south, east, and west‑facing views
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
$283,838
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
2.84%
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%
$5,676,760
$5.7M
Cap Rate 7%
$4,054,829
$4.1M
Cap Rate 9%
$3,153,756
$3.2M
Market Conditions
NOI Build-Up for 9,072 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
$543.2K $59.88/SF
− Vacancy
−$27.2K −$2.99/SF
EGI
$516.1K $56.89/SF
− OpEx
−$232.2K −$25.60/SF
NOI
$283.8K $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%
$5,676,760
Cap Rate 7%
$4,054,829
Cap Rate 9%
$3,153,756
Alternative Uses
Best Use
Apartment 5plus
$4.05M
$3.55M – $4.73M
NOI $283,838 @ 7.0% cap · market cap 2.84%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$22.58M
$19.76M – $26.35M
NOI $1,580,705 @ 7.0% cap · market cap 15.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
49,964
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 - Expansive condominium residence with a planted terrace, multiple exposures, and separate entertaining and bedroom levels.
Where is this residential income property located?
The property is located at 500 PARK Avenue PENTHOUS39 New York City, NY.
What is the asking price?
The asking price for this property is $9,995,000.
What are key features of this property?
This property features: 9,072‑square‑foot residence spanning two full floors; Planted entertaining terrace connected to the library and study; Four exposures with north, south, east, and west‑facing views
