Harlem Multifamily Investment
For Sale
Contact for pricing
82 Bradhurst Avenue, New York, NY 10039
Free-market, four-family property in Central Harlem with value-add potential.
Property Size5,000 SF
Price / SF$470
Days on Market155
Property Features for 82 Bradhurst Avenue
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Multifamily
Zoning
R8
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$161,290
Building Details
Year Built
1910
Year Renovated
2006
Buildings
1
Stories
5
Units
4
Tenancy
Multi
Listing Agency:
Besen Partners
Listed By:
Sam Finkler · License #NY 10401291664
Source:
Crexi
Added: Mar 23
Changed: Aug 24
Last Checked: Aug 24 at 1:21PM
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 Besen Partners
Investment Insights
Based on property information with market context.
Located at 82 Bradhurst Avenue, also known as 307A West 146th Street, in the heart of Central Harlem, this multifamily property presents a free-market investment opportunity. The building, constructed in 1910 and altered between 2006 and 2014, is configured as a legal four-family residence spanning five stories and approximately 5,000 square feet. The property features expansive, well-proportioned floor-through layouts, including a large duplex and three full-floor units of approximately 1,000 square feet each. One of the full-floor units will be delivered vacant, providing immediate upside through lease-up or end-user potential. The property benefits from excellent connectivity and immediate access to public transportation, neighborhood retail, cultural institutions, and parks. Heat and hot water are independently metered and paid for by the tenants. The property is located in close proximity to the A, B, C, D, 2, and 3 subway lines at West 145th Street. Protected Tax Class 2A caps increases in assessed values to 8% per year and no more than 30% over 5 years. This property offers significant long-term rental growth and value-add potential in a historically significant and supply-constrained neighborhood.
Key Highlights
- Free‑market multifamily investment property in Central Harlem.
- One full‑floor unit delivered vacant, offering immediate upside.**
- Expansive, well‑proportioned floor‑through layouts, including a large duplex and three full‑floor ±1,000 SF units.
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
$169,218
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
7.20%
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%
$3,384,360
$3.4M
Cap Rate 7%
$2,417,400
$2.4M
Cap Rate 9%
$1,880,200
$1.9M
Market Conditions
NOI Build-Up for 5,000 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
$255.0K $51.00/SF
− Vacancy
−$13.3K −$2.65/SF
EGI
$241.7K $48.35/SF
− OpEx
−$72.5K −$14.50/SF
NOI
$169.2K $33.84/SF
Area
New York, NY
Vacancy
5.20%
Lease Rate
$51.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,384,360
Cap Rate 7%
$2,417,400
Cap Rate 9%
$1,880,200
Alternative Uses
Best Use
Multifamily LT 5
$2.42M
$2.12M – $2.82M
NOI $169,218 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$2.23M
$1.96M – $2.61M
NOI $156,437 @ 7.0% cap · market cap 6.66%
Theoretical Best
Specialty Retail
$12.45M
$10.89M – $14.52M
NOI $871,200 @ 7.0% cap · market cap 37.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,364
Businesses Nearby
Explore this area
Business Placement
Demographics for 10039, NY
29,239
Population
13,300
Households
2.2
Avg Household Size
37
Median Age
27%
College-Educated
81%
High-School Grad
0.3 sq mi
ZIP Area
97,463
Density / Sq Mi
$48,792
Median Household Income
$36,142
Median Earnings
$1,211
Median Rent
$478,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Free-market, four-family property in Central Harlem with value-add potential.
Where is this quadplex located?
The property is located at 82 Bradhurst Avenue New York, NY.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Free‑market multifamily investment property in Central Harlem.; One full‑floor unit delivered vacant, offering immediate upside.**; Expansive, well‑proportioned floor‑through layouts, including a large duplex and three full‑floor ±1,000 SF units.
