7 E 14th St #1523 · New York, NY 10003

$530,000

1 bd · 1.0 ba · 498 sqft · Condo · 80 Days on market

Built 1964 Good condition $1064/mo HOA · 20% of rent

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Why this score? — see what drove the C- 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).

• Appreciation +9.7/10.0
• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +2.4/10.0

Listing remarks

Spacious studio conveniently located in Union Square! Don't miss this gem. This large, serene, north facing studio at The Victoria is a must see. It features a spacious living space with a wall of windows, a dining nook, hardwood floors, separate kitchen, generous closets and central air conditioning. The Victoria, located at the intersection of Union Square, the Flatiron District, the Village, and Chelsea, is a full service, pet friendly cooperative with a 24 hour doorman, live-in super, on-site garage, central laundry, valet and dry cleaning services. Pied-a-terres, co-purchasing, and parents buying for children are permitted on a case by case basis. Subletting is allowed after 3 year

Key facts

• $1,064 HOA
• Garage
• Built 1964

Property features AI

Finance

• Other: Building contains 496 units; Pets: Building allows pets (details indicate some restrictions)
• HOA & community: Monthly association fee of $1,064; Building amenities include bike storage and cold storage

Exterior

• Parking: Has garage
• Security: Concierge
• Home design: Condominium in a 21-story building (The Victoria); Entry level: 15
• Construction: Building name: The Victoria
• Exterior features: No notable exterior features listed; Has a view; Zoning: C6-1

Interior

• Bathrooms: 1 full bathroom
• Interior features: Basement: Other; Total of 2 rooms; Building allows washer/dryer (Washer/Dryer Allowed)
• Laundry & utility: Laundry available in building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $530k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $467k (11.9% below list).
• Meets the 1% rule at list price ($5k rent vs $530k).
• Recommended offer: $467k (11.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Market conditions: Rents rising fast (+9.2%/yr); 361 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• This rent runs 42% of the median local income ($154k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $53k of equity ($4k loan paydown + $49k appreciation (9.3% 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 ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($498k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $467,095 (11.9% 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 80 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.79×
• Total profit: $265,867
• Equity at exit: $451,354

10-year hold

• IRR: 22.0%
• Equity multiple: 6.87×
• Total profit: $871,730
• Equity at exit: $946,853

Cash invested: $148,400 (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 10003

• Home prices YoY: 3.4%
• Rents YoY: 9.2%
• Active inventory: 361
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $5,433 medium
• Mortgage (P&I): −$2,779
• Tax est. 1.5%: −$662 /mo · $7,950/yr
• Insurance: −$221
• HOA: −$1,064
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $-435

Break-even live

Break-even rent $5,983

Max offer price $467,095

Occupancy floor —

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	7d	2	0.71mi

HOA detail condo

• Monthly dues: $1,064 · $12,768/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $530,000 Active 80 DOM
2. 2026-06-17
   days on market $530,000 Active 79 DOM
3. 2026-06-15
   days on market $530,000 Active 77 DOM
4. 2026-06-13
   days on market $530,000 Active 75 DOM
5. 2026-06-10
   days on market $530,000 Active 71 DOM
6. 2026-06-08
   days on market $530,000 Active 70 DOM
7. 2026-06-08
   days on market $530,000 Active 69 DOM
8. 2026-06-04
   days on market $530,000 Active 66 DOM
9. 2026-06-03
   days on market $530,000 Active 65 DOM
10. 2026-06-01
    days on market $530,000 Active 63 DOM
11. 2026-05-31
    days on market $530,000 Active 62 DOM
12. 2026-03-30
    listed $530,000 Active

ⓘ 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: $65,195
• − Mortgage interest: −$29,688
• − Property taxes: −$7,950
• − Insurance: −$2,650
• − Repairs & maintenance: −$5,216
• − Management: −$5,216
• − HOA: −$12,768
• − Depreciation: −$15,418
• Taxable loss: −$13,711
• Est. tax savings @ 24.0%: +$3,291
• After-tax cash flow: $-1,926/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained studio in Union Square is move-in ready with modern amenities and a good condition score. Potential buyers and renters will appreciate the updates that can be made to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Resale Updating the kitchen appliances — Modernizes the space and appeals to buyers
• Both Upgrading the flooring — Improves aesthetics and adds value
• Both Reorganizing the interior layout — Maximizes space and enhances functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Resale Updating the kitchen appliances — Modernizes the space and appeals to buyers ↑
• Both Upgrading the flooring — Improves aesthetics and adds value ↑
• Both Reorganizing the interior layout — Maximizes space and enhances functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 53,560
• Household income: $154,262
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 3480.0

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 18% Hispanic / Latino 10% Two or more races 8% Black 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Scotch-Irish 5% Romanian 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 5% Chinese 4% French/Haitian/Cajun 3%

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: ▲ 9.32%
• Current HPI: 284.9232
• Rent YoY: ▲ 9.24%
• 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

1 event — show timeline

• 2026-03-30 Listed $530,000 RLS at REBNY