350 E 18th St Unit 5E · New York, NY 10003

$1,299,000

1 bd · 1.0 ba · 723 sqft · SingleFamily · 30 Days on market

Built 2025 $831/mo HOA · 11% of rent

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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).

• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Cash flow +4.0/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

Immediate occupancy. Get ready to experience The Florian Gramercy Park! Prices starting at $1.275M to $5.995M and parking available for separate purchase. Introducing Residence 5E at The Florian, a thoughtfully designed one-bedroom, one-bathroom home offering 723 square feet of refined living space. Bathed in natural light, this residence features soaring 10-foot ceilings, oversized windows with brilliant southern exposure, and European white oak engineered flooring, hand-laid in a classic chevron pattern. Both functional and elegant, the custom-designed kitchen features graphite oak lower cabinetry, complementary graphite gray uppers, sleek glass display cabinets, undercabinet lighting,

Key facts

• Dual walnut vanity
• $831 HOA
• Garage

Tags

• CUSTOM DESIGNED KITCHEN
• ARABESCATO MARBLE BACKSPLASH
• ARABESCATO MARBLE ISLAND
• DUAL WALNUT VANITY
• NILO BRAZILIAN QUARTZITE
• FLUTED GLASS SHOWER ENCLOSURE

Property features AI

Finance

• Financial info: Multifamily building with 54 total units
• HOA & community: Monthly association fee of $831; Building allows pets

Exterior

• Parking: Has garage
• Home design: Located on entry level 5; 13-story building; Building name: THE FLORIAN
• Construction: New construction
• Exterior features: Private outdoor space (under 60 sq ft); South exposure

Interior

• Bedrooms: Total rooms: 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Zoned cooling
• Interior features: High ceilings; Basement: Other
• Laundry & utility: Washer hookup; In-unit laundry available; Building laundry options

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-4k ($-44k/yr) — negative.
• To cash-flow at today's rent, offer at most $774k (40.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $782k (39.8% below list).
• Recommended offer: $774k (40.4% below list) — sets the bar for cash-flow.

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); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $7,820/mo this rent would consume 61% of the median local household income ($154k/yr) (locally 3480% 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 $130k of equity ($9k loan paydown + $121k 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 ~$209k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $773,710 (40.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 2.94%
• Cash-on-cash: -11.98%
• DSCR: 0.47
• GRM: 13.8

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: 15.6%
• Equity multiple: 2.26×
• Total profit: $458,060
• Equity at exit: $1,106,243

10-year hold

• IRR: 16.2%
• Equity multiple: 5.46×
• Total profit: $1,620,715
• Equity at exit: $2,320,683

Cash invested: $363,720 (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: 365
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $7,820 high
• Mortgage (P&I): −$6,812
• Tax est. 1.5%: −$1,624 /mo · $19,485/yr
• Insurance: −$541
• HOA: −$831
• Vacancy / Maint / Mgmt: −$1,642
• Net cashflow: $-3,630

Break-even live

Break-even rent $12,415

Max offer price $773,710

Occupancy floor —

Sensitivity live

Price	-10% $-2,732	-5% $-3,181	+0% $-3,630	+5% $-4,079	+10% $-4,528
Rent	-10% $-4,248	-5% $-3,939	+0% $-3,630	+5% $-3,321	+10% $-3,012
Rate	-1.0pp $-2,976	-0.5pp $-3,300	base $-3,630	+0.5pp $-3,967	+1.0pp $-4,309

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	23d	1	0.02mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	3d	1	0.19mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	25d	1	0.27mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	4d	2	0.35mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	0d	2	0.46mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	7d	1	0.46mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	4d	2	0.47mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	11d	3	0.48mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,244	$7.06	0d	35	0.50mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	23d	1	0.54mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	9d	1	0.55mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	9d	2	0.71mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	23d	1	0.79mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	7d	1	0.79mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	0d	50	0.80mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	9d	3	0.81mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	3d	2	0.87mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,052	$7.60	0d	1	0.87mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	4d	2	0.89mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$6,950	$10.69	9d	2	0.90mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	25d	1	0.90mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	9d	13	0.91mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	0.91mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	5d	14	0.91mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	5d	3	0.92mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	0d	2	0.92mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,640	$11.28	0d	1	0.96mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	21d	2	0.96mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	3d	2	0.96mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	3d	3	0.98mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	0d	3	0.99mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	9d	3	1.00mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	23d	1	1.00mi
138 E 38th St New York, NY	3.0	1.0–2.0	750	$4,510	$6.01	25d	4	1.03mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	1.03mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	25d	1	1.06mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	23d	1	1.09mi
2 Blue Slip Brooklyn, NY	2.0	1.0–2.0	819	$5,848	$7.14	0d	6	1.13mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	3d	2	1.15mi
1 Blue Slip Brooklyn, NY	2.0	1.0–2.0	834	$5,520	$6.61	0d	12	1.16mi

HOA detail

• Monthly dues: $831 · $9,972/yr

Listing history 4 events

1. 2026-06-03
   days on market $1,299,000 Active 30 DOM
2. 2026-06-01
   days on market $1,299,000 Active 28 DOM
3. 2026-05-31
   days on market $1,299,000 Active 27 DOM
4. 2026-05-04
   listed $1,299,000 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 5/10 Major FEMA zone X (unshaded) · 27% 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: $93,842
• − Mortgage interest: −$72,764
• − Property taxes: −$19,485
• − Insurance: −$6,495
• − Repairs & maintenance: −$7,507
• − Management: −$7,507
• − HOA: −$9,972
• − Depreciation: −$37,789
• Taxable loss: −$67,678
• Est. tax savings @ 24.0%: +$16,243
• After-tax cash flow: $-27,319/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): 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

• 2026-05-04 Listed $1,299,000 RLS at REBNY