40 Indiana St · Port Ewen, NY 12417

$59,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 84 Days on market

Built 1988 ↓ 25% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

Key facts

• Ceiling fans
• Largest lots
• Central air

Tags

• LARGEST LOTS
• NEW LAMINATE FLOORING
• CEILING FANS
• NEW WINDOWS
• CENTRAL AIR

Property features AI

Finance

• HOA & community: Monthly lot rent for mobile home park ($1,015 additional monthly fee)

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electricity connected
• Home design: Mobile home; Measured living area
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not on waterfront

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Open floor plan; Open kitchen; 5 total rooms
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$329,616) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.7% vs local median 3.6% in Port Ewen — 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 69/100 on livability (#469 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities F, commute F.
• Kingston City School District (urban): math 44% / reading 59% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert R Graves School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 316 students, 51% FRL); M Clifford Miller Middle School (math 21% / reading 37%, grade F, #566 of 729 statewide, top 78%, 822 students, 65% FRL); Kingston High School (math 94% / reading 91%, grade A+, #153 of 1,100 statewide, top 14%, 1,856 students, 85% FRL) — zoned schools average 67% FRL vs 45% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Kingston City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 4 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.55% ✓
• Cap rate: 31.69%
• Cash-on-cash: 90.71%
• DSCR: 5.04
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $329,616
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Spring St	0.25mi	3/1.0	905 (-10%)	2mo	$330,000	$365	65
116 2nd St	0.28mi	2/1.0 (-1)	1,080 (+7%)	4mo	$211,150	$196	62
150 2nd St	0.24mi	2/1.0 (-1)	1,092 (+8%)	10mo	$300,000	$275	58
36 Rodney St	0.72mi	2/2.0 (-1)	936 (-7%)	5mo	$445,000	$475	45
259 Salem St	0.55mi	2/1.5 (-1)	954 (-5%)	18mo	$285,000	$299	44
165 Sunset Dr	0.72mi	2/1.0 (-1)	897 (-11%)	16mo	$247,500	$276	26
211 Bowne St	0.75mi	2/1.0 (-1)	868 (-14%)	12mo	$303,000	$349	22
227 Park Ln	0.70mi	2/1.0 (-1)	888 (-12%)	20mo	$290,000	$327	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 95.0%
• Equity multiple: 6.25×
• Total profit: $87,999
• Equity at exit: $26,934

10-year hold

• IRR: 94.6%
• Equity multiple: 12.93×
• Total profit: $200,151
• Equity at exit: $41,508

Cash invested: $16,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12417

• Active inventory: 4
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $1,268

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,309	-5% $1,289	+0% $1,268	+5% $1,247	+10% $1,226
Rent	-10% $1,100	-5% $1,184	+0% $1,268	+5% $1,352	+10% $1,436
Rate	-1.0pp $1,298	-0.5pp $1,283	base $1,268	+0.5pp $1,252	+1.0pp $1,237

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 W Chestnut St Kingston, NY	1.0–2.0	1.0–2.0	875	$2,000	$2.29	24d	3	0.88mi
111 Hudson Valley Lndg Kingston, NY	2.0	1.0	900	$2,305	$2.56	15d	5	1.09mi
20 Sycamore St Unit 1 Kingston, NY	2.0	1.0	800	$2,400	$3.00	24d	1	1.43mi
13 2nd Ave Kingston, NY	2.0	1.0	753	$1,800	$2.39	15d	1	1.47mi

Listing history 8 events

1. 2026-05-01
   status Pending

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

2. 2026-05-01
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

3. 2026-03-29
   price $59,900

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

4. 2026-03-29
   price $59,900 836-char remark

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

5. 2026-03-05
   price $72,900 836-char remark

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

6. 2026-03-05
   price $72,900

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

7. 2026-02-05
   listed $79,900 Active 836-char remark

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

8. 2026-02-05
   listed $79,900 Active

   Show marketing remark (836 chars)

   Located on one of the largest lots in the development privately situated at northwest corner is this 3 bedroom 2 bath home. New tasteful laminate flooring throughout most of the home; very open floor plan, ceiling fans in almost every room. Primary bedroom has it's own bathroom. New windows in primary bedroom. Other bedrooms have new floors, one has a magnetic chalkboard. Roof about 10 years old, hotwater heater 3 years, Furnace only 7 years. The range is gas(propane). And this home has central air. The new lot rent will be 1018 dollars plus 19 for garbage for a total of 1037 per month but there are no taxes, and because location is end of road, driveway gets plowed. Easy access to Kingston, Poughkeepsie and train station to NY as well as New Paltz. This is a steal as it is hard to find this kind of pricing in Ulster County.

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,547
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$1,743
• Taxable income: $15,163
• Est. tax owed @ 24.0%: −$3,639
• After-tax cash flow: $11,575/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)

• District: Kingston City School District
• NCES district ID: 3616290
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $52,586
• Composite: 44.22/100
• National rank: #2849
• State rank: #355 of 590 in NY

Livability — Port Ewen

• Score: 69/100
• State rank: #469
• US rank: #8190

Category grades

Amenities F Commute F Cost of living C+ Crime A- Employment B+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Ewen, NY
• City population: 1,981
• Population (ZIP): 984

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 21% Hispanic / Latino 5%
• Common ancestry: Portuguese 3% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-25.0% since first listed

8 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Pending — HVCRMLS
• 2026-03-29 Price Changed $59,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $59,900 HVCRMLS
• 2026-03-05 Price Changed $72,900 HVCRMLS
• 2026-03-05 Price Changed $72,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listed $79,900 HVCRMLS
• 2026-02-05 Listed $79,900 OneKey® MLS as Distributed by MLS Grid