130 E 18th St Unit 10V · New York, NY 10003

$929,000

1 bd · 1.0 ba · 725 sqft · Condo · 29 Days on market

Built 1962 Good condition

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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).

• Cash flow +10.9/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0

Listing remarks MLS

Spacious, west-facing one bed in prime Gramercy - 18th St. and Irving Place! This extra-comfortable, bright, and welcoming home offers a separate true bedroom that fits a king bed with plenty of extra space and a large double closet. The large living and dining areas offer ample room for dining, entertaining, relaxing, and/or working from home. Extra features include a renovated kitchen with wood cabinetry and stainless appliances, built-in shelving and storage, an entry closet, and a linen closet. Come and enjoy the warm sunlight and charming views of Irving Place! Gramercy Plaza is a post-war highly sought-after coop, exquisitely maintained, featuring a full-time doorman, live-in super, newly modern renovated hallways, landscaped roof deck, a peaceful sitting garden equipped with tables and chairs, a laundry room, bike room, and an on-site garage. A unique little oasis in bustling Manhattan, this is a fabulous Gramercy location where you can enjoy convenient access to the city's most desirable neighborhoods - Union Square, Flatiron, and the East Village. Minutes away are Union Square and Madison Square Parks, restaurants, nightlife, shops, Whole Foods, Trader Joe's, and the Union Square Greenmarket. Transportation nearby includes 4/5/6, N/R/Q, and L trains, multiple bus lines, and CitiBike stations. Co-purchasing permitted. Pieds-a-terre, guarantors, or parents buying for children are NOT allowed. Subletting is permitted for up to three consecutive years after three years of residency. Pets welcome!

Key facts

• Cityscape views
• Natural sunlight
• Custom lighting

Tags

• HIGH FLOOR
• NATURAL SUNLIGHT
• OPEN-SKY VIEWS
• CITYSCAPE VIEWS
• WIDE-PLANK HARDWOOD FLOORS
• CUSTOM LIGHTING

Property features AI

Exterior

• Parking: Underground parking; Has garage; No carport
• Security: Building security
• Utilities: Public sewer; Electricity connected; Natural gas connected; Public trash collection; Water connected
• Home design: Stock cooperative; 16 total stories; Entry on 10th level
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 rooms total (see remarks for layout)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Galley-type kitchen; Granite countertops; Building allows cats and dogs; Building security
• Laundry & utility: Basement present (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $929k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $870k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $761k (18.1% below list).
• Recommended offer: $761k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 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 $7,610/mo this rent would consume 59% 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 $93k of equity ($6k loan paydown + $87k 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 ~$149k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($915k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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

• 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 $761,033 (18.1% 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. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.2

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: 23.2%
• Equity multiple: 2.83×
• Total profit: $477,286
• Equity at exit: $791,147

10-year hold

• IRR: 22.2%
• Equity multiple: 6.83×
• Total profit: $1,516,062
• Equity at exit: $1,659,673

Cash invested: $260,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $7,610 high
• Mortgage (P&I): −$4,872
• Tax est. 1.5%: −$1,161 /mo · $13,935/yr
• Insurance: −$387
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,598
• Net cashflow: $-408

Break-even live

Break-even rent $8,127

Max offer price $869,969

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: $232,250
• Closing costs: $27,870
• 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	10d	3	0.20mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	3d	2	0.25mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	2d	1	0.26mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	7d	1	0.31mi
346 E 18th St Unit 1254596P New York, NY	2.0	2.0	699	$12,979	$18.57	22d	1	0.33mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,740	$11.72	2d	2	0.37mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	3d	2	0.40mi
209 1st Ave Unit 1370708P New York, NY	1.0	1.0	602	$12,000	$19.93	24d	1	0.42mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	2d	2	0.53mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	3d	2	0.55mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$9,200	$10.90	2d	2	0.58mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	4d	14	0.58mi
93 1/2 E 7th St Unit 1054297P New York, NY	2.0	1.0	495	$10,000	$20.20	22d	1	0.63mi
776 6th Ave New York, NY	2.0	1.0–2.0	756	$7,743	$10.24	1d	18	0.63mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	24d	1	0.65mi
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,505	$12.01	2d	3	0.66mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	7d	2	0.68mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	1d	12	0.72mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	22d	1	0.72mi
20 Waterside Plz #978 New York, NY	1.0	1.0	682	$4,760	$6.98	6d	1	0.74mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	7d	13	0.74mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$5,218	$7.02	1d	33	0.75mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	24d	1	0.75mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	7d	3	0.77mi
222 E 34th St #999 New York, NY	1.0	1.0	554	$5,490	$9.91	6d	1	0.82mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$8,078	$7.62	1d	1	0.84mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	22d	1	0.86mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$6,120	$7.56	4d	3	0.90mi
399 E 34th St Unit 1025362P New York, NY	1.0	1.0	570	$9,174	$16.09	22d	1	0.90mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	2d	3	0.91mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	7d	2	0.91mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$5,532	$6.23	1d	55	0.92mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	24d	1	0.93mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	7d	3	0.94mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	6d	2	0.94mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	4d	2	0.95mi
556 3rd Ave Unit 2244 New York, NY	1.0	1.0	500	$5,650	$11.30	3d	1	0.96mi
556 3rd Ave New York, NY	1.0	1.0	580	$5,240	$9.03	20d	2	0.96mi
556 3rd Ave New York, NY	1.0	1.0	540	$5,635	$10.44	2d	2	0.96mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	18d	1	0.96mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-04-13
   listed $929,000 Active
3. 2023-02-22
   price $850,000 1529-char remark

   Show marketing remark (1529 chars)

   Spacious, west-facing one bed in prime Gramercy - 18th St. and Irving Place! This extra-comfortable, bright, and welcoming home offers a separate true bedroom that fits a king bed with plenty of extra space and a large double closet. The large living and dining areas offer ample room for dining, entertaining, relaxing, and/or working from home. Extra features include a renovated kitchen with wood cabinetry and stainless appliances, built-in shelving and storage, an entry closet, and a linen closet. Come and enjoy the warm sunlight and charming views of Irving Place! Gramercy Plaza is a post-war highly sought-after coop, exquisitely maintained, featuring a full-time doorman, live-in super, newly modern renovated hallways, landscaped roof deck, a peaceful sitting garden equipped with tables and chairs, a laundry room, bike room, and an on-site garage. A unique little oasis in bustling Manhattan, this is a fabulous Gramercy location where you can enjoy convenient access to the city's most desirable neighborhoods - Union Square, Flatiron, and the East Village. Minutes away are Union Square and Madison Square Parks, restaurants, nightlife, shops, Whole Foods, Trader Joe's, and the Union Square Greenmarket. Transportation nearby includes 4/5/6, N/R/Q, and L trains, multiple bus lines, and CitiBike stations. Co-purchasing permitted. Pieds-a-terre, guarantors, or parents buying for children are NOT allowed. Subletting is permitted for up to three consecutive years after three years of residency. Pets welcome!

4. 2023-02-21
   soldstatus $850,000 Sold 1529-char remark

   Show marketing remark (1529 chars)

   Spacious, west-facing one bed in prime Gramercy - 18th St. and Irving Place! This extra-comfortable, bright, and welcoming home offers a separate true bedroom that fits a king bed with plenty of extra space and a large double closet. The large living and dining areas offer ample room for dining, entertaining, relaxing, and/or working from home. Extra features include a renovated kitchen with wood cabinetry and stainless appliances, built-in shelving and storage, an entry closet, and a linen closet. Come and enjoy the warm sunlight and charming views of Irving Place! Gramercy Plaza is a post-war highly sought-after coop, exquisitely maintained, featuring a full-time doorman, live-in super, newly modern renovated hallways, landscaped roof deck, a peaceful sitting garden equipped with tables and chairs, a laundry room, bike room, and an on-site garage. A unique little oasis in bustling Manhattan, this is a fabulous Gramercy location where you can enjoy convenient access to the city's most desirable neighborhoods - Union Square, Flatiron, and the East Village. Minutes away are Union Square and Madison Square Parks, restaurants, nightlife, shops, Whole Foods, Trader Joe's, and the Union Square Greenmarket. Transportation nearby includes 4/5/6, N/R/Q, and L trains, multiple bus lines, and CitiBike stations. Co-purchasing permitted. Pieds-a-terre, guarantors, or parents buying for children are NOT allowed. Subletting is permitted for up to three consecutive years after three years of residency. Pets welcome!

5. 2022-09-07
   listed $875,000 Active 1529-char remark

   Show marketing remark (1529 chars)

   Spacious, west-facing one bed in prime Gramercy - 18th St. and Irving Place! This extra-comfortable, bright, and welcoming home offers a separate true bedroom that fits a king bed with plenty of extra space and a large double closet. The large living and dining areas offer ample room for dining, entertaining, relaxing, and/or working from home. Extra features include a renovated kitchen with wood cabinetry and stainless appliances, built-in shelving and storage, an entry closet, and a linen closet. Come and enjoy the warm sunlight and charming views of Irving Place! Gramercy Plaza is a post-war highly sought-after coop, exquisitely maintained, featuring a full-time doorman, live-in super, newly modern renovated hallways, landscaped roof deck, a peaceful sitting garden equipped with tables and chairs, a laundry room, bike room, and an on-site garage. A unique little oasis in bustling Manhattan, this is a fabulous Gramercy location where you can enjoy convenient access to the city's most desirable neighborhoods - Union Square, Flatiron, and the East Village. Minutes away are Union Square and Madison Square Parks, restaurants, nightlife, shops, Whole Foods, Trader Joe's, and the Union Square Greenmarket. Transportation nearby includes 4/5/6, N/R/Q, and L trains, multiple bus lines, and CitiBike stations. Co-purchasing permitted. Pieds-a-terre, guarantors, or parents buying for children are NOT allowed. Subletting is permitted for up to three consecutive years after three years of residency. Pets welcome!

ⓘ 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: $91,324
• − Mortgage interest: −$52,038
• − Property taxes: −$13,935
• − Insurance: −$4,645
• − Repairs & maintenance: −$7,306
• − Management: −$7,306
• − Depreciation: −$27,025
• Taxable loss: −$20,932
• Est. tax savings @ 24.0%: +$5,024
• After-tax cash flow: $128/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 · 9 photos

Good 75/100 Cosmetic rehab

This well-maintained, contemporary one-bedroom condo in Gramercy Park offers a good condition with minimal repairs needed. Painting and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — A well-maintained courtyard adds value and appeal
• Resale Appliance upgrade — Modern appliances improve the home's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — A well-maintained courtyard adds value and appeal ↑
• Resale Appliance upgrade — Modern appliances improve the home's appeal to potential buyers ↑

ⓘ 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

+6.2% since first listed

5 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listed $929,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-22 Price Changed $850,000 RLS at REBNY
• 2023-02-21 Sold (MLS) $850,000 RLS at REBNY
• 2022-09-07 Listed $875,000 RLS at REBNY