Residence 8H One-Bedroom
For Sale
$895,000
90 William Street 8H, New York City, NY 10038
Full-service condo residence with central air, high ceilings, and built-in storage, plus the option for in-unit washer/dryer.
Property Size1,080 SF
Price / SF$828.70
Days on Market124
Property Features for 90 William Street 8H
General Information
Standard status
Active
Size
1,080 SF
Property subtype
Apartment
Occupancy
100%
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$17,640
Amenities
doorman
concierge
fitness center
resident lounge
storage
rooftop terrace
central air conditioning
Building Details
Building Size
1,080 SF
Year Built
1967
Tenancy
Single
Listing Agency:
Keller Williams NYC
(443) 605-2714
Listed By:
Sarah Sachs
(443) 605-2714
Source:
Cbwarburg
Added: Apr 9
Changed: Aug 8
Last Checked: Aug 10 at 10:00AM
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 Keller Williams NYC
Investment Insights
Based on property information with market context.
Residence 8H at 90 William Street is a one-bedroom, one-bath loft with an additional home office. The layout includes an entry foyer opening to an expansive living and dining area, flowing into an open kitchen designed for living and entertaining. The kitchen is described as fully equipped with premium appliances, sleek cabinetry, and a large pantry, with room to add a breakfast bar or island. The primary bedroom is sized for a king bed, and the home office is presented as large and multifunctional. The large bathroom includes a double vanity with high-end fixtures, and recently added floor-to-ceiling built-ins provide storage in the entryway and bedroom. Central air conditioning and recently updated recessed lighting are also included.
The building is described as a full-service condominium with a full-time doorman, concierge, fitness center, resident lounge, storage, and a landscaped rooftop terrace with sweeping city views. The residence is noted as permitting owners to install an in-unit washer/dryer. Tenants are in place until June 2026, and photos are virtually staged.
The property is listed as built in 1967 and includes approximately 1,080 square feet of space.
The building is described as a full-service condominium with a full-time doorman, concierge, fitness center, resident lounge, storage, and a landscaped rooftop terrace with sweeping city views. The residence is noted as permitting owners to install an in-unit washer/dryer. Tenants are in place until June 2026, and photos are virtually staged.
The property is listed as built in 1967 and includes approximately 1,080 square feet of space.
Key Highlights
- Residence 8H one‑bedroom, one‑bath loft with additional home office
- Approximately 1,080 SF with soaring high ceilings and living/dining open flow
- Central air conditioning plus recently updated recessed lighting
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
$33,790
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
3.78%
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%
$675,800
$675.8K
Cap Rate 7%
$482,714
$482.7K
Cap Rate 9%
$375,444
$375.4K
Market Conditions
NOI Build-Up for 1,080 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
$64.7K $59.88/SF
− Vacancy
−$3.2K −$2.99/SF
EGI
$61.4K $56.89/SF
− OpEx
−$27.6K −$25.60/SF
NOI
$33.8K $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%
$675,800
Cap Rate 7%
$482,714
Cap Rate 9%
$375,444
Alternative Uses
Best Use
Apartment 5plus
$482.7K
$422.4K – $563.2K
NOI $33,790 @ 7.0% cap · market cap 3.78%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.69M
$2.35M – $3.14M
NOI $188,179 @ 7.0% cap · market cap 21.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Single-tenant
Tenancy
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 - Full-service condo residence with central air, high ceilings, and built-in storage, plus the option for in-unit washer/dryer.
Where is this residential income property located?
The property is located at 90 William Street 8H New York City, NY.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Residence 8H one‑bedroom, one‑bath loft with additional home office; Approximately 1,080 SF with soaring high ceilings and living/dining open flow; Central air conditioning plus recently updated recessed lighting
