7 E 14th St Unit 18J · New York, NY 10003

$899,000

1 bd · 1.0 ba · 820 sqft · Condo · 65 Days on market

Built 1964 $2012/mo HOA · 25% 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
• Cash flow +5.5/30.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Welcome home to The Victoria. This bright spacious one-bedroom, one-bath unit features a large living room, large bedroom that comfortably fits a king-size bed, and an updated windowed bright kitchen with stainless steel appliances, offering both comfort and functionality. The apartment includes a dishwasher, generous closet space, and central air for year-round comfort. The Victoria is a full-service building with a 24-hour doorman, live-in superintendent, valet service, on-site laundry, fitness center, bike storage, additional storage options, and a garage. Ideally situated near Union Square Park, youll enjoy easy access to some of New York Citys best Farmers Markets, as well as Whole Foo

Key facts

• 24 hour doorman
• Central air
• $2,012 HOA

Tags

• UPDATED WINDOWED KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS CLOSET SPACE
• CENTRAL AIR
• 24 HOUR DOORMAN
• LIVE IN SUPERINTENDENT

Property features AI

Finance

• Other: Pets allowed in building
• Financial info: Association fee: $2,012 monthly
• HOA & community: Monthly association fee

Exterior

• Parking: Garage available; Valet parking
• Utilities: Central heating and cooling
• Home design: Condo/co-op unit in the VICTORIA building; Entry on level 18; North and west exposures
• Construction: Storage (building amenity)
• Exterior features: Private outdoor space (under 60 sqft); Building storage

Interior

• Kitchen: Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Storage; Hardwood flooring
• Laundry & utility: In-building laundry (common area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $899k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $619k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $796k (11.5% below list).
• Recommended offer: $619k (31.2% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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 (+9.2%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $7,959/mo this rent would consume 62% 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 $90k of equity ($6k loan paydown + $84k 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 ~$144k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($845k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $51k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $618,644 (31.2% 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 65 days. Have you received any prior offers? Is the seller open to a 31% 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. 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?
11. 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.
12. 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.
13. 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: 0.89% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.24%
• DSCR: 0.59
• GRM: 9.4

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: 18.1%
• Equity multiple: 2.46×
• Total profit: $368,002
• Equity at exit: $765,599

10-year hold

• IRR: 18.6%
• Equity multiple: 6.08×
• Total profit: $1,278,192
• Equity at exit: $1,606,077

Cash invested: $251,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $7,959 high
• Mortgage (P&I): −$4,714
• Tax est. 1.5%: −$1,124 /mo · $13,485/yr
• Insurance: −$375
• HOA: −$2,012
• Vacancy / Maint / Mgmt: −$1,671
• Net cashflow: $-1,937

Break-even live

Break-even rent $10,411

Max offer price $618,644

Occupancy floor —

Sensitivity live

Price	-10% $-1,316	-5% $-1,627	+0% $-1,937	+5% $-2,248	+10% $-2,559
Rent	-10% $-2,566	-5% $-2,252	+0% $-1,937	+5% $-1,623	+10% $-1,309
Rate	-1.0pp $-1,485	-0.5pp $-1,709	base $-1,937	+0.5pp $-2,170	+1.0pp $-2,407

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	12d	3	0.20mi
540 6th Ave Unit 6A New York, NY	1.0	1.0	793	$8,450	$10.66	9d	1	0.21mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	4d	2	0.25mi
3 E 9th St Unit 1541442P New York, NY	1.0–2.0	1.0	1119	$11,796	$10.54	7d	2	0.25mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	5d	2	0.26mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	1d	2	0.29mi
10 5th Ave Unit 1255906P New York, NY	2.0	1.0	990	$12,196	$12.32	7d	2	0.31mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	6d	14	0.42mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	1d	2	0.43mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	1d	3	0.45mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	5d	2	0.46mi
120 W 23rd St #693 New York, NY	2.0	2.0	900	$10,140	$11.27	23d	1	0.49mi
10 Sheridan Sq #949 New York, NY	2.0	2.0	1000	$12,050	$12.05	23d	1	0.52mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	5d	2	0.52mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	9d	1	0.54mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	4d	1	0.57mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	18	0.60mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	9d	2	0.60mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$8,013	$10.95	0d	12	0.60mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	26d	1	0.62mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	26d	1	0.63mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	24d	1	0.63mi
241 5th Ave Unit 11A New York, NY	2.0	2.0	991	$8,995	$9.08	26d	1	0.64mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	26d	1	0.66mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	12d	3	0.67mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	1d	3	0.69mi
302 W 11th St #990 New York, NY	2.0–3.0	1.0–2.0	1050	$8,360	$7.96	5d	2	0.69mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	6d	2	0.69mi
10 E 29th St New York, NY	3.0	1.0–3.0	1041	$8,727	$8.38	0d	4	0.70mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	9d	2	0.71mi
117 W 28th St #1467 New York, NY	1.0	2.0	1000	$8,760	$8.76	26d	1	0.74mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	9d	2	0.77mi
121 Madison Ave New York, NY	2.0–4.0	1.0–2.0	1012	$7,295	$7.20	9d	3	0.78mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	9d	1	0.80mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	0d	1	0.81mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	9d	13	0.84mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	8d	2	0.85mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	20d	1	0.86mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	6d	3	0.87mi
401 West St Unit 5A New York, NY	1.0	2.0	811	$39,500	$48.71	24d	1	0.90mi

HOA detail condo

• Monthly dues: $2,012 · $24,144/yr
• Likely covers: gymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $899,000 Active 65 DOM
2. 2026-06-18
   days on market $899,000 Active 62 DOM
3. 2026-06-17
   days on market $899,000 Active 61 DOM
4. 2026-06-15
   days on market $899,000 Active 59 DOM
5. 2026-06-13
   days on market $899,000 Active 57 DOM
6. 2026-06-10
   days on market $899,000 Active 53 DOM
7. 2026-06-08
   days on market $899,000 Active 52 DOM
8. 2026-06-08
   days on market $899,000 Active 51 DOM
9. 2026-06-04
   days on market $899,000 Active 48 DOM
10. 2026-06-03
    days on market $899,000 Active 47 DOM
11. 2026-06-01
    days on market $899,000 Active 45 DOM
12. 2026-06-01
    price $899,000 Active 44 DOM
13. 2026-05-31
    days on market $925,000 Active 44 DOM
14. 2026-05-15
    price $925,000
15. 2026-04-17
    listed $950,000 Active
16. 2020-01-28
    price $995,000
17. 2020-01-28
    listed $995,000
18. 2017-10-30
    listed $1,175,000 Active
19. 2017-10-30
    listed $1,175,000 Active
20. 2016-01-15
    listed $899,000
21. 2016-01-15
    listed $885,000

ⓘ 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: $95,503
• − Mortgage interest: −$50,358
• − Property taxes: −$13,485
• − Insurance: −$4,495
• − Repairs & maintenance: −$7,640
• − Management: −$7,640
• − HOA: −$24,144
• − Depreciation: −$26,153
• Taxable loss: −$38,412
• Est. tax savings @ 24.0%: +$9,219
• After-tax cash flow: $-14,031/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

+2.9% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $925,000 RLS at REBNY
• 2026-04-17 Listed $950,000 RLS at REBNY
• 2020-01-28 Price Changed $995,000 RLS at REBNY
• 2020-01-28 Listed $995,000 RLS at REBNY
• 2017-10-30 Listed $1,175,000 RLS at REBNY
• 2017-10-30 Listed $1,175,000 RLS at REBNY
• 2016-01-15 Listed $885,000 RLS at REBNY
• 2016-01-15 Listed $899,000 RLS at REBNY