Loft-Style Residential Income
For Sale
$775,000
90 William Street 15F, New York City, NY 10038
Flexible two-room residence with custom storage, premium kitchen finishes, and access to extensive condominium amenities.
Property Size845 SF
Price / SF$917.16
Days on Market141
Property Features for 90 William Street 15F
General Information
Standard status
Active
Size
845 SF
Elevators
Yes
Property subtype
Apartment
Additional Details
Public Transit
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$13,596
Amenities
24-hour doorman/concierge
live-in superintendent
Sky Lounge
billiards
kitchenette
fireplace
Sky Terrace
outdoor kitchen
wet bar
fitness center
rooftop laundry lounge
Building Details
Building Size
845 SF
Year Built
1967
Listing Agency:
Compass
(443) 841-2546
Listed By:
Madeline Weinstein
(443) 841-2546
Source:
Cbwarburg
Added: Mar 23
Changed: Aug 10
Last Checked: Aug 10 at 10:06AM
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 Compass
Investment Insights
Based on property information with market context.
Residence 15F is an 845-square-foot loft-style apartment with two flexible interior sleeping rooms, custom closets, and 9'3" ceilings. Oversized windows bring natural light into the home, while the entry closet adds custom shelving and substantial storage. The open kitchen includes a Liebherr refrigerator, white lacquer cabinetry, Caesarstone countertops, and full-height pantries.
Be@William provides 24-hour doorman and concierge service, a live-in superintendent, a penthouse-level Sky Lounge with billiards, kitchenette, and fireplace, plus a Sky Terrace with an outdoor kitchen, wet bar, and fireplace. Additional amenities include a state-of-the-art fitness center and rooftop laundry lounge with brand-new washers and dryers.
The property is across from a plaza in the Financial District, near the Seaport, Westfield World Trade Center, and Brookfield Place. A/C, J/Z, 2/3, and 4/5 trains are nearby, with R/W and 1 lines and the Pier 11/Wall Street Ferry Terminal also within easy reach. Built in 1967.
Be@William provides 24-hour doorman and concierge service, a live-in superintendent, a penthouse-level Sky Lounge with billiards, kitchenette, and fireplace, plus a Sky Terrace with an outdoor kitchen, wet bar, and fireplace. Additional amenities include a state-of-the-art fitness center and rooftop laundry lounge with brand-new washers and dryers.
The property is across from a plaza in the Financial District, near the Seaport, Westfield World Trade Center, and Brookfield Place. A/C, J/Z, 2/3, and 4/5 trains are nearby, with R/W and 1 lines and the Pier 11/Wall Street Ferry Terminal also within easy reach. Built in 1967.
Key Highlights
- 845‑square‑foot loft‑style apartment with two flexible interior sleeping rooms
- 9'3" ceilings, oversized windows, custom closets, and entry storage shelving
- Open kitchen with Liebherr refrigerator, Caesarstone countertops, and full‑height pantries
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
$26,438
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
3.41%
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%
$528,760
$528.8K
Cap Rate 7%
$377,686
$377.7K
Cap Rate 9%
$293,756
$293.8K
Market Conditions
NOI Build-Up for 845 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
$50.6K $59.88/SF
− Vacancy
−$2.5K −$2.99/SF
EGI
$48.1K $56.89/SF
− OpEx
−$21.6K −$25.60/SF
NOI
$26.4K $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%
$528,760
Cap Rate 7%
$377,686
Cap Rate 9%
$293,756
Alternative Uses
Best Use
Apartment 5plus
$377.7K
$330.5K – $440.6K
NOI $26,438 @ 7.0% cap · market cap 3.41%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.10M
$1.84M – $2.45M
NOI $147,233 @ 7.0% cap · market cap 19.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Flexible two-room residence with custom storage, premium kitchen finishes, and access to extensive condominium amenities.
Where is this residential income property located?
The property is located at 90 William Street 15F New York City, NY.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 845‑square‑foot loft‑style apartment with two flexible interior sleeping rooms; 9'3" ceilings, oversized windows, custom closets, and entry storage shelving; Open kitchen with Liebherr refrigerator, Caesarstone countertops, and full‑height pantries
