Residential Income Property with Sky
For Sale
$770,000
90 WILLIAM Street 14D, New York City, NY 10038
Loft-like condominium offers flexible living space, abundant windows, and full-service building amenities.
Property Size849 SF
Price / SF$906.95
Days on Market9
Property Features for 90 WILLIAM Street 14D
General Information
Standard status
Active
Size
849 SF
Property subtype
Apartment
Units
Unit Mix
1 x studio
Multifamily Units
1
Additional Details
Public Transit
Yes
Amenities
24-hour doorman
concierge
live-in superintendent
Sky Lounge
billiards
kitchenette
fireplace
Sky Terrace
outdoor kitchen
grills
wet bar
fitness center
rooftop laundry lounge
Building Details
Building Size
849 SF
Year Built
1967
Listing Agency:
Corcoran Group
Listed By:
OLGA KOVAL · License #10301219842 (NY)
(917) 703-2710
Source:
Miradorrealestate
Added: Sep 10
Changed: Sep 17
Last Checked: Sep 16 at 11:16PM
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 Corcoran Group
Investment Insights
Based on property information with market context.
Apartment 14D at 90 William Street is an 849-square-foot condominium currently arranged as a spacious studio with a separate sleeping alcove. The flexible plan can support a one- or two-bedroom configuration while preserving room for living, dining, and entertaining. Interior features include 9'3" beamed ceilings, wide-plank hardwood flooring, oversized windows, custom closet storage, a tiled full bathroom, and an open kitchen with lacquer cabinetry, quartz counters, double pantry, and premium appliances. Installation of an in-unit washer and dryer is permitted.
Be@William provides 24-hour doorman and concierge coverage, a live-in superintendent, fitness center, rooftop laundry lounge, and a penthouse Sky Lounge with billiards, kitchenette, and fireplace. The landscaped Sky Terrace adds an outdoor kitchen, grills, wet bar, and fireplace. The property is in Manhattan's Financial District near the South Street Seaport, Fulton Street transportation, Whole Foods Market, Life Time at One Wall Street, the Oculus, Westfield World Trade Center, Brookfield Place, and Lower Manhattan waterfront destinations. Pets are welcome.
Be@William provides 24-hour doorman and concierge coverage, a live-in superintendent, fitness center, rooftop laundry lounge, and a penthouse Sky Lounge with billiards, kitchenette, and fireplace. The landscaped Sky Terrace adds an outdoor kitchen, grills, wet bar, and fireplace. The property is in Manhattan's Financial District near the South Street Seaport, Fulton Street transportation, Whole Foods Market, Life Time at One Wall Street, the Oculus, Westfield World Trade Center, Brookfield Place, and Lower Manhattan waterfront destinations. Pets are welcome.
Key Highlights
- 849‑square‑foot condominium with a flexible studio layout and dedicated sleeping alcove
- 9'3" beamed ceilings, wide‑plank hardwood floors, and oversized windows
- Open kitchen with lacquer cabinetry, quartz countertops, double pantry, and premium appliances
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
$26,563
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
3.45%
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%
$531,260
$531.3K
Cap Rate 7%
$379,471
$379.5K
Cap Rate 9%
$295,144
$295.1K
Market Conditions
NOI Build-Up for 849 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
$50.8K $59.88/SF
− Vacancy
−$2.5K −$2.99/SF
EGI
$48.3K $56.89/SF
− OpEx
−$21.7K −$25.60/SF
NOI
$26.6K $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%
$531,260
Cap Rate 7%
$379,471
Cap Rate 9%
$295,144
Alternative Uses
Best Use
Apartment 5plus
$379.5K
$332.0K – $442.7K
NOI $26,563 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.11M
$1.85M – $2.47M
NOI $147,930 @ 7.0% cap · market cap 19.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
33,222
Businesses Nearby
Explore this area
Business Placement
Demographics for 10038, NY
25,332
Population
12,624
Households
2
Avg Household Size
33
Median Age
62%
College-Educated
83%
High-School Grad
0.3 sq mi
ZIP Area
84,440
Density / Sq Mi
$115,121
Median Household Income
$87,698
Median Earnings
$3,140
Median Rent
$865,700
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Loft-like condominium offers flexible living space, abundant windows, and full-service building amenities.
Where is this residential income property located?
The property is located at 90 WILLIAM Street 14D New York City, NY.
What is the asking price?
The asking price for this property is $770,000.
What are key features of this property?
This property features: 849‑square‑foot condominium with a flexible studio layout and dedicated sleeping alcove; 9'3" beamed ceilings, wide‑plank hardwood floors, and oversized windows; Open kitchen with lacquer cabinetry, quartz countertops, double pantry, and premium appliances
