305 W 18th St Unit 2-F · New York, NY 10011

$795,000

1 bd · 1.0 ba · 609 sqft · Condo public records · 126 Days on market

Built 1950

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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 +13.9/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

descriptionWELCOME TO 305 WEST 18th STREET- an established mid-century Condominium located on a lovely tree-lined block in the heart of Chelsea. .. .. ( MORE PHOTOS OF THE APARTMENT ARE TO FOLLOW SOON. .. .. .. )A wonderful opportunity to buy a pristinely quiet Condo one-bedroom in the heart of Chelsea offering the Buyer the option of purchasing the apartment in either in its "as is" condition or in having the apartment delivered fully-upgraded per custom specifications. Located in the heart of Chelsea, in an intimate, pristinely maintained deco six-story, elevator Condominium with resident super!We welcome your inquiry to provide you with more specific details about the current c

Key facts

• Windowed kitchen
• Ample closet space
• Tree-lined block

Tags

• MID-CENTURY CONDOMINIUM
• TREE-LINED BLOCK
• WINDOWED KITCHEN
• WINDOWED BATHROOM
• ORIGINAL HARDWOOD FLOORING
• AMPLE CLOSET SPACE

Property features AI

Finance

• Other: Pets allowed in building
• HOA & community: Monthly association fee

Exterior

• Home design: 6-story building; Entry on level 2; North, South and West exposures
• Exterior features: Building courtyard; Building storage

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Interior features: Kitchen window
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $795k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $727k (8.6% below list).
• Recommended offer: $700k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 (+7.1%/yr); 465 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $7,269/mo this rent would consume 60% of the median local household income ($146k/yr) (locally 3446% 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 $48k of equity ($5k loan paydown + $42k appreciation (5.3% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.3% appreciation + 7.1% rent growth), your $223k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($700k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $600k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $699,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.34% appreciation · 7.06% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.06×
• Total profit: $235,520
• Equity at exit: $467,232

10-year hold

• IRR: 17.9%
• Equity multiple: 4.47×
• Total profit: $772,160
• Equity at exit: $820,551

Cash invested: $222,600 (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 10011

• Home prices YoY: 2.6%
• Rents YoY: 7.1%
• Active inventory: 465
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $7,269 high
• Mortgage (P&I): −$4,169
• Tax from tax record: −$1,157 /mo · $13,882/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,527
• Net cashflow: $86

Break-even live

Break-even rent $7,161

Max offer price $795,000

Occupancy floor 94%

Sensitivity live

Price	-10% $536	-5% $311	+0% $86	+5% $-139	+10% $-364
Rent	-10% $-489	-5% $-202	+0% $86	+5% $373	+10% $660
Rate	-1.0pp $486	-0.5pp $288	base $86	+0.5pp $-120	+1.0pp $-330

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: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 W 20th St #1202 New York, NY	2.0	1.0–2.0	791	$9,465	$11.96	0d	3	0.23mi
120 W 21st St New York, NY	2.0	1.0–2.0	676	$7,070	$10.46	5d	14	0.33mi
160 W 24th St New York, NY	2.0	1.0–2.0	731	$7,896	$10.79	0d	13	0.34mi
130 W 15th St #1383 New York, NY	1.0–2.0	1.0–2.0	844	$8,990	$10.65	0d	2	0.37mi
101 W 15th St New York, NY	1.0	1.0	562	$9,550	$16.98	2d	2	0.39mi
108 W 15th St #205 New York, NY	1.0–2.0	1.0	697	$6,050	$8.67	4d	2	0.39mi
282 11th Ave New York, NY	2.0	1.0–2.0	960	$7,798	$8.12	0d	1	0.40mi
290 W 12th St #1592 New York, NY	1.0–2.0	1.0–2.0	515	$7,110	$13.81	8d	2	0.43mi
535 W 23rd St #1584 New York, NY	2.0	1.0–2.0	600	$8,030	$13.38	0d	3	0.44mi
244 W 29th St Unit 2149 New York, NY	1.0	1.0	490	$9,720	$19.84	7d	2	0.47mi
243 W 28th St #2143 New York, NY	1.0	1.0	580	$8,960	$15.45	19d	1	0.48mi
776 6th Ave New York, NY	2.0	1.0–2.0	742	$7,700	$10.37	0d	19	0.52mi
87 Perry St New York, NY	2.0	2.0	748	$18,500	$24.73	25d	1	0.56mi
43 W 27th St #1055 New York, NY	2.0	1.0	740	$9,940	$13.43	25d	1	0.60mi
525 W 28th St New York, NY	2.0	1.0–2.0	1116	$6,612	$5.92	8d	1	0.60mi
177 Waverly Pl Unit 1075286P New York, NY	1.0	1.0	452	$10,000	$22.12	25d	1	0.61mi
435 W 31st St New York, NY	2.0	1.0–2.0	747	$7,026	$9.41	0d	34	0.64mi
535 Hudson St #1032 New York, NY	1.0–2.0	1.0	550	$6,030	$10.96	8d	2	0.64mi
364 6th Ave Unit 1023432P New York, NY	1.0	1.0	441	$9,135	$20.71	23d	1	0.72mi
140 Charles St Unit 14A New York, NY	1.0	1.0	648	$8,000	$12.35	8d	1	0.73mi
120 Christopher St #1886 New York, NY	1.0–2.0	1.0	574	$5,640	$9.82	0d	3	0.73mi
360 W 34th St New York, NY	2.0	1.0–1.5	632	$6,100	$9.65	8d	3	0.74mi
139 Christopher St Unit 1021914P New York, NY	1.0–2.0	1.0	667	$5,340	$8.01	8d	2	0.76mi
52 Barrow St #2123 New York, NY	1.0–2.0	1.0	547	$6,420	$11.73	11d	3	0.78mi
1 Union Sq S #1174 New York, NY	2.0	1.0–2.0	775	$10,120	$13.06	11d	3	0.84mi
815 Broadway #204 New York, NY	1.0	1.0	522	$8,250	$15.80	8d	1	0.85mi
309 5th Ave New York, NY	1.0	1.0	597	$7,596	$12.72	8d	13	0.86mi
104 MacDougal St Unit 1056263P New York, NY	2.0	1.0	441	$9,375	$21.26	23d	1	0.94mi
10 Downing St #131 New York, NY	1.0	1.0	731	$9,050	$12.38	5d	2	0.96mi
290 3rd Ave #279 New York, NY	1.0	1.0	607	$9,740	$16.03	4d	2	0.96mi
101 E 10th St #1153 New York, NY	1.0–2.0	1.0–2.0	575	$6,630	$11.53	0d	2	1.06mi
250 E 21st St Unit 8D New York, NY	1.0	1.0	688	$9,525	$13.84	3d	1	1.08mi
112 E 10th St Unit 1021937P New York, NY	1.0–3.0	1.0–2.5	1296	$5,772	$4.45	4d	2	1.10mi
555 10th Ave Unit 1018807P New York, NY	1.0	1.0	688	$9,726	$14.14	23d	1	1.10mi
155 E 31st St #2190 New York, NY	1.0–2.0	1.0–1.5	725	$5,610	$7.74	8d	2	1.11mi
30 Park Ave #1347 New York, NY	2.0	1.0	950	$7,890	$8.31	2d	3	1.12mi
141 E 33rd St #1278 New York, NY	2.0	1.0–1.5	683	$6,230	$9.12	8d	3	1.13mi
450 W 42nd St #1693 New York, NY	2.0	1.0–2.0	690	$9,040	$13.10	0d	3	1.15mi
561 10th Ave #2085 New York, NY	2.0	1.0–2.0	795	$6,345	$7.98	8d	2	1.15mi
41 Park Ave New York, NY	2.0	1.0–2.0	815	$6,555	$8.04	8d	3	1.17mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-21
   days on market $795,000 Active 126 DOM
2. 2026-06-18
   days on market $795,000 Active 123 DOM
3. 2026-06-17
   days on market $795,000 Active 122 DOM
4. 2026-06-15
   days on market $795,000 Active 120 DOM
5. 2026-06-13
   days on market $795,000 Active 118 DOM
6. 2026-06-10
   days on market $795,000 Active 114 DOM
7. 2026-06-08
   days on market $795,000 Active 113 DOM
8. 2026-06-04
   days on market $795,000 Active 109 DOM
9. 2026-06-03
   days on market $795,000 Active 108 DOM
10. 2026-06-01
    days on market $795,000 Active 106 DOM
11. 2026-05-31
    days on market $795,000 Active 105 DOM
12. 2026-03-12
    status Active
13. 2026-02-04
    listed $795,000 Active
14. 2025-01-10
    price $599,000
15. 2024-08-27
    listed $619,000 Active
16. 2014-11-20
    soldstatus $600,000
17. 1985-12-17
    soldstatus $800,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $13,882 · $1,157/mo
• Projected year-2 tax: $13,882 · $1,157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $87,232
• − Mortgage interest: −$44,532
• − Property taxes: −$13,882
• − Insurance: −$3,975
• − Repairs & maintenance: −$6,979
• − Management: −$6,979
• − Depreciation: −$23,127
• Taxable loss: −$12,242
• Est. tax savings @ 24.0%: +$2,938
• After-tax cash flow: $3,966/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): 48,277
• Household income: $145,987
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 3446.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 13% Asian 10% Two or more races 9% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 6% Scotch-Irish 5% Lithuanian 3%
• Foreign-born: 20% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 8% Other Indo-European 3% Chinese 2%

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: ▲ 5.34%
• Current HPI: 208.6913
• Rent YoY: ▲ 7.06%
• 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

-0.6% since first listed

6 events — show timeline

• 2026-03-12 Relisted — RLS at REBNY
• 2026-02-04 Listed $795,000 RLS at REBNY
• 2025-01-10 Price Changed $599,000 RLS at REBNY
• 2024-08-27 Listed $619,000 RLS at REBNY
• 2014-11-20 Sold (Public Records) $600,000 Public Records
• 1985-12-17 Sold (Public Records) $800,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $13,882 · +1.7% YoY. Source: county tax records.