1717 E 18th St Unit 1L · New York, NY 11229

$315,000

1 bd · 1.0 ba · 800 sqft · Condo · 27 Days on market

Built 1957 Fair condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Cash flow +3.1/30.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE BY APPOINTMENT. CALL TO SCHEDULE TODAY. Welcome to 1717 East 18th Street-the Lamont-a place where city living, comfort and tranquility come together in Homecrest / Midwood. Tucked just minutes away from the vibrant Kings Highway corridor, you'll love having everything at your fingertips–from shopping and dining to convenient subway(B/Q) and busses access–while still enjoying a quiet residential feel. Set in a well cared-for, pet-friendly co-op building, residents enjoy the ease of a full-time doorman, on-site garage, package area, laundry, community/play room, common roof area and enhanced security. Located one floor above the lobby, this 1-Bed 1-Bath apartment has a

Key facts

• On-site garage
• Package area
• Community play room

Tags

• PRIVATE OUTDOOR SPACE
• FULL-TIME DOORMAN
• ON-SITE GARAGE
• PACKAGE AREA
• LAUNDRY
• COMMUNITY PLAY ROOM

Property features AI

Finance

• Other: Co-op shares listed
• Financial info: Exchange considered; Bank mortgage and cash financing available; Down payment typically 20%; Flip tax applies
• HOA & community: Maintenance/ common fee; Pets allowed (cats and dogs); Handicap access available; Managed by First Service Residential; On-site manager (phone available)

Exterior

• Parking: Garage (wait-list)
• Security: Full-time doorman; Intercom door; Card-operated door; Resident superintendent
• Utilities: Gas; Heat; Septic; Sewer; Sprinkler system; Water
• Home design: Residential property; Second-floor unit; First-floor rooms (interior layout includes rooms on first floor)
• Construction: Detached building construction
• Exterior features: Detached building; Deck; Porch; Secure lobby; Bike room; Recreational room

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Refrigerator; Stove
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Steam/radiator heat; Wall A/C units
• Interior features: Wall A/C units (2); Deck; Elevator access; Secure lobby; Laundry area; Foyer; Porch
• Laundry & utility: On-site/card-operated laundry; Laundry area in unit

🏢 Co-op / cooperative unit. The $315,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $315k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (18.3% below list).
• Recommended offer: $257k (18.3% below list) — sets the bar for 1% rule.

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 (+15.8%/yr); 359 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• This rent runs 44% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,205 (18.3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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: 0.82% ✗
• Cap rate: 2.45%
• Cash-on-cash: -13.71%
• DSCR: 0.39
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -33.4%
• Equity multiple: -0.15×
• Total profit: $-101,080
• Equity at exit: $46,968

10-year hold

• IRR: -16.8%
• Equity multiple: -0.21×
• Total profit: $-106,506
• Equity at exit: $27,235

Cash invested: $88,200 (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 11229

• Rents YoY: 15.8%
• Active inventory: 359
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,572 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA est. from 1 same-building comp: −$863
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-1,008

Break-even live

Break-even rent $3,848

Max offer price $169,144

Occupancy floor —

Sensitivity live

Price	-10% $-790	-5% $-899	+0% $-1,008	+5% $-1,117	+10% $-1,226
Rent	-10% $-1,211	-5% $-1,110	+0% $-1,008	+5% $-906	+10% $-805
Rate	-1.0pp $-849	-0.5pp $-928	base $-1,008	+0.5pp $-1,090	+1.0pp $-1,173

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-04-15
   listed $315,000 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $30,865
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − HOA: −$10,356
• − Depreciation: −$9,164
• Taxable loss: −$17,538
• Est. tax savings @ 24.0%: +$4,209
• After-tax cash flow: $-7,887/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

Fair 45/100 Cosmetic rehab

This property requires cosmetic updates, particularly in the kitchen and bathroom, to improve its resale and rental value. The fencing and landscaping also need attention to enhance curb appeal.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Major Bathroom fixtures — Pink fixtures and dated design
• Minor Fencing and landscaping — Signs of neglect

Value-add opportunities

• Both Painting and updating fixtures in the bathroom — Improves both resale and rental appeal
• Both Landscaping and fencing repairs — Enhances curb appeal and property value
• Both Kitchen countertop replacement — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Pink fixtures and dated design	Major	$15,000–50,000
Fencing and landscaping · Signs of neglect	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both Painting and updating fixtures in the bathroom — Improves both resale and rental appeal ↑
• Both Landscaping and fencing repairs — Enhances curb appeal and property value ↑
• Both Kitchen countertop replacement — Improves functionality and aesthetics ↑

ⓘ 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: Kings County · 2,614,986 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 78,377
• Household income: $70,603
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 4771.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 2,847,441 people
• By 2030: 2,937,006 · +3.1%
• By 2040: 3,095,491 · +8.7%
• By 2050: 3,228,968 · +13.4%
• By 2075: 3,321,723 · +16.7%
• By 2100: 3,111,387 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Asian 22% Hispanic / Latino 9% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Scotch-Irish 6% Subsaharan African 6% Romanian 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 40% English-only · Russian/Polish/Slavic 22% Chinese 16% Spanish 6%

Political lean MEDSL · Kings

• 2024 margin: Solid D (+44.0) · D 72.0% · R 28.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 59.4pp · 2024: 44.0pp
• All cycles: 2024: D+44.0 2020: D+54.8 2016: D+61.8 2012: D+63.9 2008: D+59.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -761.52%
• Current HPI: 361.7011
• Rent YoY: ▲ 15.81%
• 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 events — show timeline

• 2026-05-12 Pending — BNYMLS
• 2026-04-15 Listed $315,000 BNYMLS