109 Ball St · Port Jervis, NY 12771

$199,000

4 bd · 2.0 ba · 2,312 sqft · MultiFamily public records · 8 Days on market

Built 1870 5,000 sqft lot Est $301k · 34% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Possitive cash flow is what you will receive when you close on this house. Long term tenant in apt. 2 The rent must be raised to fit market price of $700 dollars. SEPERATE UTILITIES, pay only taxes and water. The garage can be rented for $50 a month. 2 furnaces 3yrs old 2 hotwtr htr 2002, roof 3yrs old. Front porch will be rebuilt. Don't lose make ofer

Key facts

• Covered front porch
• Large driveway
• Two family colonial

Tags

• TWO FAMILY COLONIAL
• LARGE DRIVEWAY
• DETACHED GARAGE
• COVERED FRONT PORCH
• FENCED BACKYARD
• SEPARATE GAS HEAT

Property features AI

Exterior

• Parking: Detached parking; Total parking for 8 vehicles; 2-car garage
• Utilities: Public sewer; Electric service by Orange & Rockland; Trash collection (public)
• Home design: Duplex; Actual property condition
• Construction: Frame construction; Unfinished basement; Attic access via scuttle
• Exterior features: Level lot; Fenced yard; Covered porch

Interior

• Kitchen: Walk-through kitchen (features not specified)
• Bedrooms: Two 2-bedroom units (duplex configuration)
• Flooring: Hardwood floors; Linoleum flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Radiant heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Entrance foyer; Formal dining room; Original details; Walk-through kitchen; Washer/dryer hookup
• Laundry & utility: In-unit laundry possible (washer hookup provided)

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$300,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $756/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $199k).
• Cap rate 15.7% vs local median 4.6% in Port Jervis — 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 (#475 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities B+, cost of living B+; Watch: housing C-, crime D+, employment F.
• Port Jervis City School District (rural): math 43% / reading 50% proficiency, ranked #451 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anna S Kuhl Elementary School (math 35% / reading 49%, grade F, #1,361 of 2,108 statewide, top 67%, 755 students, 63% FRL); Port Jervis Middle School (math 22% / reading 35%, grade F, #569 of 729 statewide, top 78%, 379 students, 59% FRL); Port Jervis Senior High School (math 87% / reading 95%, grade A+, #203 of 1,100 statewide, top 20%, 750 students, 55% FRL).
• Market conditions: 109 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $3,782/mo this rent would consume 67% of the median local household income ($68k/yr) (locally 792% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $97k; list at $199k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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: 1.90% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.75%
• DSCR: 2.50
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $300,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 W Broome St	0.54mi	5/2.5 (+1)	2,316 (+0%)	16mo	$185,000	$80	54
201 Avenue K	0.68mi	4/4.0	2,385 (+3%)	1mo	$310,000	$130	54
10-12 Lyman St	0.58mi	5/3.0 (+1)	2,496 (+8%)	12mo	$482,000	$193	41

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: 27.7%
• Equity multiple: 2.15×
• Total profit: $64,154
• Equity at exit: $29,672

10-year hold

• IRR: 35.2%
• Equity multiple: 4.24×
• Total profit: $180,326
• Equity at exit: $17,206

Cash invested: $55,720 (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 12771

• Home prices YoY: -20.1%
• Active inventory: 109
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,782 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $1,512

Break-even live

Break-even rent $1,868

Max offer price $199,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,624	-5% $1,568	+0% $1,512	+5% $1,455	+10% $1,399
Rent	-10% $1,213	-5% $1,362	+0% $1,512	+5% $1,661	+10% $1,810
Rate	-1.0pp $1,612	-0.5pp $1,562	base $1,512	+0.5pp $1,460	+1.0pp $1,408

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,782
Total (2 units)			$3,782

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Ball St Unit 1 Port Jervis, NY	3.0	1.0	1700	$1,850	$1.09	11d	1	0.07mi
200 Avenue H Matamoras, PA	3.0	2.0	2000	$2,700	$1.35	0d	1	0.76mi
49 Orange St Port Jervis, NY	4.0	1.0	1688	$2,200	$1.30	45d	1	0.76mi
11 Grandview Ave Port Jervis, NY	4.0	2.5	1800	$2,850	$1.58	14d	1	0.88mi

Listing history 2 events

1. 2026-06-01
   remarks 699-char remark
2. 2026-06-01
   listed $199,000 Pending 8 DOM

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,384
• − Mortgage interest: −$11,147
• − Property taxes: −$3,528
• − Insurance: −$1,662
• − Repairs & maintenance: −$3,631
• − Management: −$3,631
• − Depreciation: −$5,789
• Taxable income: $15,996
• Est. tax owed @ 24.0%: −$3,839
• After-tax cash flow: $14,301/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: Port Jervis City School District
• NCES district ID: 3623520
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $44,506
• Composite: 39.33/100
• National rank: #3984
• State rank: #451 of 590 in NY

Livability — Port Jervis

• Score: 69/100
• State rank: #475
• US rank: #8376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Jervis, NY
• County: Orange County · 267,004 people
• City population: 14,049
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 14,049
• Household income: $68,136
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 792.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 11% Black 6% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.78%
• Current HPI: 301.5132
• Rent YoY: —
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• 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

+457.4% since first listed

13 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-04-14 Price Changed $119,900 OneKey® MLS as Distributed by MLS Grid
• 2016-12-07 Price Changed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2016-10-19 Listed $134,900 OneKey® MLS as Distributed by MLS Grid
• 2013-12-18 Price Changed $82,500 HGMLS
• 2004-01-15 Sold (Public Records) $97,000 Public Records
• 2004-01-14 Sold (MLS) $97,000 HGMLS
• 2002-11-19 Delisted — HGMLS
• 2002-09-13 Listed $97,000 HGMLS
• 2002-03-19 Sold (Public Records) $44,000 Public Records
• 1984-07-24 Sold (Public Records) $35,700 Public Records

Property tax history

+0.2%/yr

Latest (2025): $3,528 · +6.3% YoY. Source: county tax records.