530 Grand St Unit 8E · New York, NY 10002

$595,000

1 bd · 1.0 ba · 712 sqft · SingleFamily · 195 Days on market

Built 1949 Est $646k · 8% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.1/15.0
• Cash flow +8.2/30.0
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Hurry before its gone. Check out the spacious 1-bedroom apartment on the 8th floor of the Hillman Co-op! This sun-lit home features a windowed eat-in kitchen & windowed bath, a large living room with western exposure, and a large bedroom with double exposures (south and west). The flexible layout offers potential to open the kitchen/living room for a loft-like feel or convert to a 2-bedroom. This unit features 4 large closets, updated moldings, hardwood floors in the entry/hallway, original parquet in the living/bedroom, and classic Hillman beamed ceilings over 8 feet high. Amenities include a 24/7 fitness center and laundry room, children's playroom, private parks/playgrounds (with water features), community garden, bike storage, composting, electronics recycling, on-site maintenance, and parking. Washers are allowed; dogs up to 35 lbs permitted with approval. Subletting allowed after 2 years with some restrictions. Fantastic location across from supermarket, 24-hr convenience store, dry cleaner, and more. Minutes to cafes, restaurants, bakeries, pharmacies, Citibike. Trader Joe’s and Target coming soon. Close to M14D, M21, M22 buses, and J, M, F trains at Delancey/Essex and East Broadway.

Key facts

• Large bedroom
• Flexible layout
• Large closets

Tags

• WINDOWED EAT-IN KITCHEN
• WINDOWED BATH
• LARGE LIVING ROOM
• LARGE BEDROOM
• FLEXIBLE LAYOUT
• LARGE CLOSETS

Property features AI

Finance

• HOA & community: Association: Hillman Coop; Association fee includes gas, heat, sewer, and water; Community fitness center

Exterior

• Parking: Garage; Waitlist for parking
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-564 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $513k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $449k (24.5% below list).
• Recommended offer: $449k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 210 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $4,491/mo this rent would consume 111% of the median local household income ($48k/yr) (locally 7758% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $26k of equity ($4k loan paydown + $22k appreciation (3.6% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($524k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,116 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $646,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 East 2nd St Unit 2d	0.40mi	2/1.0 (+1)	721 (+1%)	8mo	$655,000	$908	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.62% appreciation · 7.55% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.46×
• Total profit: $76,945
• Equity at exit: $288,402

10-year hold

• IRR: 12.0%
• Equity multiple: 3.04×
• Total profit: $339,897
• Equity at exit: $461,413

Cash invested: $166,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 10002

• Home prices YoY: 1.2%
• Rents YoY: 7.5%
• Active inventory: 210
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $4,491 medium
• Mortgage (P&I): −$3,120
• Tax est. 1.5%: −$744 /mo · $8,925/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$943
• Net cashflow: $-564

Break-even live

Break-even rent $5,205

Max offer price $513,404

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-358	+0% $-564	+5% $-769	+10% $-975
Rent	-10% $-919	-5% $-741	+0% $-564	+5% $-386	+10% $-209
Rate	-1.0pp $-264	-0.5pp $-413	base $-564	+0.5pp $-718	+1.0pp $-875

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	3d	2	0.31mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	3d	2	0.43mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	9d	2	0.49mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	26d	2	0.73mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	6d	3	0.80mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	1d	2	0.80mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$5,920	$7.64	4d	3	0.81mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$6,555	$8.74	1d	3	0.82mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	23d	1	0.85mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	0.86mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	26d	1	0.91mi
187 Kent Ave #1730 Brooklyn, NY	1.0	1.0	500	$5,750	$11.50	8d	1	0.91mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	26d	1	1.08mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	5d	2	1.12mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	1d	2	1.16mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	9d	7	1.18mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	9d	13	1.26mi
275 S 5th St #1698 Brooklyn, NY	1.0	1.0	450	$4,860	$10.80	26d	2	1.28mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	23d	1	1.30mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	1d	3	1.31mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,650	$7.98	1d	2	1.32mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	9d	1	1.36mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	4d	2	1.40mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	1.40mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	23d	1	1.43mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$5,053	$5.59	6d	1	1.45mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	4d	1	1.49mi

Listing history 7 events

1. 2026-06-03
   days on market $595,000 Active 195 DOM
2. 2026-06-02
   days on market $595,000 Active 194 DOM
3. 2026-06-01
   days on market $595,000 Active 193 DOM
4. 2026-05-31
   days on market $595,000 Active 192 DOM
5. 2025-11-20
   listed $595,000 Active
6. 2025-10-01
   listed $595,000 Active 1219-char remark

   Show marketing remark (1223 chars)

   Hurry before its gone. Check out the spacious 1-bedroom apartment on the 8th floor of the Hillman Co-op! This sun-lit home features a windowed eat-in kitchen & windowed bath, a large living room with western exposure, and a large bedroom with double exposures (south and west). The flexible layout offers potential to open the kitchen/living room for a loft-like feel or convert to a 2-bedroom. This unit features 4 large closets, updated moldings, hardwood floors in the entry/hallway, original parquet in the living/bedroom, and classic Hillman beamed ceilings over 8 feet high. Amenities include a 24/7 fitness center and laundry room, children's playroom, private parks/playgrounds (with water features), community garden, bike storage, composting, electronics recycling, on-site maintenance, and parking. Washers are allowed; dogs up to 35 lbs permitted with approval. Subletting allowed after 2 years with some restrictions. Fantastic location across from supermarket, 24-hr convenience store, dry cleaner, and more. One block to cafes, restaurants, bakeries, pharmacies, Citibike. Trader Joe’s and Target coming soon. Close to M14D, M21, M22 buses, and J, M, F trains at Delancey/Essex and East Broadway.

7. 2025-10-01
   listed $595,000 Active 1223-char remark

   Show marketing remark (1223 chars)

   Hurry before its gone. Check out the spacious 1-bedroom apartment on the 8th floor of the Hillman Co-op! This sun-lit home features a windowed eat-in kitchen & windowed bath, a large living room with western exposure, and a large bedroom with double exposures (south and west). The flexible layout offers potential to open the kitchen/living room for a loft-like feel or convert to a 2-bedroom. This unit features 4 large closets, updated moldings, hardwood floors in the entry/hallway, original parquet in the living/bedroom, and classic Hillman beamed ceilings over 8 feet high. Amenities include a 24/7 fitness center and laundry room, children's playroom, private parks/playgrounds (with water features), community garden, bike storage, composting, electronics recycling, on-site maintenance, and parking. Washers are allowed; dogs up to 35 lbs permitted with approval. Subletting allowed after 2 years with some restrictions. Fantastic location across from supermarket, 24-hr convenience store, dry cleaner, and more. One block to cafes, restaurants, bakeries, pharmacies, Citibike. Trader Joe’s and Target coming soon. Close to M14D, M21, M22 buses, and J, M, F trains at Delancey/Essex and East Broadway.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,894
• − Mortgage interest: −$33,329
• − Property taxes: −$8,925
• − Insurance: −$2,975
• − Repairs & maintenance: −$4,312
• − Management: −$4,312
• − Depreciation: −$17,309
• Taxable loss: −$17,267
• Est. tax savings @ 24.0%: +$4,144
• After-tax cash flow: $-2,623/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 76,873
• Household income: $48,386
• Rent vs Own: 81.3% rent · 18.7% own
• Severe rent burden: 7758.0

Population outlook (New York County) Hauer SSP2

• Today (2025): 1,825,725 people
• By 2030: 1,904,611 · +4.3%
• By 2040: 2,052,719 · +12.4%
• By 2050: 2,206,601 · +20.9%
• By 2075: 2,509,427 · +37.4%
• By 2100: 2,702,933 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Asian 37% White 26% Hispanic / Latino 25% Two or more races 10% Black 9%
• Hispanic origin (detail): Mexican 1% Puerto Rican 15% Dominican 6%
• Common ancestry: Scotch-Irish 2% Romanian 1% Italian 1%
• Foreign-born: 38% · China, Canada, Vietnam
• Languages at home: 48% English-only · Chinese 29% Spanish 16% Other Indo-European 1%

Political lean MEDSL · New York

• 2024 margin: Solid D (+64.8) · D 82.4% · R 17.6%
• 2008→2024 swing: -7.4pp toward R · 2008: 72.2pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+74.5 2016: D+77.2 2012: D+69.6 2008: D+72.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.62%
• Current HPI: 302.3293
• Rent YoY: ▲ 7.55%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+0.0% since first listed

3 events — show timeline

• 2025-11-20 Listed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Listed $595,000 BNYMLS
• 2025-10-01 Listed $595,000 RLS at REBNY