118 W Main St · Port Jervis, NY 12771

$250,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 34 Days on market

Built 1910 5,000 sqft lot $189/sqft · at area comps Est $257k · at est.

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +8.8/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• 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

Listing remarks MLS

CHARMING 1910 TWO STORY CITY HOME WITH A WRAP AROUND ROCKING CHAIR FRONT PORCH. BACKYARD HAS AN OVER SIZED TWO CAR GARAGE WITH LOTS OF STORAGE SPACE. THE DINING ROOM AND LIVING ROOM HAVE HARDWOOD FLOORS. THERE IS A FULL BASEMENT AND A WALK UP ATTIC. Additional Information: ParkingFeatures:2 Car Detached,

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Driveway; Off-street parking; 2-car garage; No carport
• Utilities: Public sewer; Sewer connected; Natural gas connected
• Home design: Single family residence
• Construction: Building area reported (total building area provided)
• Exterior features: Not waterfront; Other construction materials; Other foundation

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms/other rooms included) — attic with stairs and a full basement
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Steam heating; No central air conditioning
• Interior features: Formal dining room; Wood burning stove / fireplace
• Laundry & utility: Natural gas connected

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $11 ($128/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 $224k (10.5% below list).
• Recommended offer: $224k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 107 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $147k; list at $250k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,762 (10.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.90% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $257,364
• List price: $250,000
• Delta: -2.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Buckley St	0.26mi	3/1.0	1,424 (+8%)	3mo	$168,000	$118	69
900 1st St	0.40mi	2/2.0 (-1)	1,298 (-2%)	7mo	$259,000	$200	67
703 3rd St	0.52mi	4/1.5 (+1)	1,292 (-2%)	4mo	$305,000	$236	61
83 W Main St	0.21mi	3/1.0	1,170 (-12%)	8mo	$194,900	$167	60
607 3rd St	0.53mi	3/1.0	1,364 (+3%)	8mo	$180,000	$132	60
20 Buckley St	0.28mi	2/1.5 (-1)	1,192 (-10%)	8mo	$170,000	$143	57
29 Thompson St	0.36mi	3/1.0	1,200 (-9%)	9mo	$270,000	$225	56
18 Francis St	0.56mi	3/1.0	1,232 (-7%)	7mo	$145,000	$118	52
14 Washington Ave	0.38mi	3/1.5	1,521 (+15%)	6mo	$235,000	$155	51
200 Avenue L	0.68mi	2/2.0 (-1)	1,255 (-5%)	8mo	$373,750	$298	48
106 Avenue I	0.56mi	2/1.0 (-1)	1,446 (+9%)	8mo	$307,000	$212	43
18 Hornbeck Ave	0.73mi	3/1.5	1,484 (+12%)	2mo	$335,000	$226	42

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-39,779
• Equity at exit: $37,276

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-33,552
• Equity at exit: $21,615

Cash invested: $70,000 (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: 107
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$286 /mo · $3,436/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $11

Break-even live

Break-even rent $2,224

Max offer price $250,000

Occupancy floor 95%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Grandview Ave Port Jervis, NY	4.0	2.5	1800	$2,850	$1.58	13d	1	0.09mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,400	$1.85	20d	1	0.35mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,200	$1.69	13d	1	0.35mi
9 King St Port Jervis, NY	2.0	1.0	1080	$1,950	$1.81	19d	1	0.36mi
14 Liberty St Unit B Port Jervis, NY	2.0	1.0	1032	$1,700	$1.65	13d	1	0.42mi
20 Delaware St Unit A Port Jervis, NY	2.0	1.0	1000	$2,000	$2.00	23d	1	0.43mi
49 Orange St Port Jervis, NY	4.0	1.0	1688	$2,200	$1.30	43d	1	0.71mi
2 Dervend Cir Matamoras, PA	2.0	1.0	960	$1,750	$1.82	1d	1	0.82mi
39 Church St #22 Port Jervis, NY	2.0	1.0	879	$1,700	$1.93	21d	1	0.84mi
39 Church St Port Jervis, NY	1.0–2.0	1.0	685	$1,700	$2.48	14d	2	0.84mi
131 Front St Port Jervis, NY	3.0	1.0	1200	$2,100	$1.75	22d	1	0.86mi
104 Ball St Unit 1 Port Jervis, NY	3.0	1.0	1700	$1,850	$1.09	10d	1	0.86mi
106 Ball St #1 Port Jervis, NY	2.0	1.0	1062	$2,000	$1.88	43d	1	0.87mi
125 Hammond St Unit A Port Jervis, NY	3.0	1.0	1300	$1,750	$1.35	13d	1	0.92mi
144 Jersey Ave Unit 2 Port Jervis, NY	2.0	1.0	960	$1,790	$1.86	17d	1	0.98mi
29 Culvert St Port Jervis, NY	1.0–2.0	1.0	775	$1,850	$2.39	1d	1	1.20mi
29 Culvert St Port Jervis, NY	1.0–2.0	1.0	775	$1,850	$2.39	43d	4	1.20mi

Listing history 22 events

1. 2026-06-18
   status $250,000 Pending 34 DOM
2. 2026-06-18
   days on market $250,000 Active 34 DOM
3. 2026-06-17
   days on market $250,000 Active 33 DOM
4. 2026-06-16
   days on market $250,000 Active 32 DOM
5. 2026-06-15
   days on market $250,000 Active 31 DOM
6. 2026-06-14
   days on market $250,000 Active 29 DOM
7. 2026-06-13
   days on market $250,000 Active 28 DOM
8. 2026-06-10
   days on market $250,000 Active 26 DOM
9. 2026-06-09
   days on market $250,000 Active 25 DOM
10. 2026-06-08
    days on market $250,000 Active 24 DOM
11. 2026-06-07
    days on market $250,000 Active 23 DOM
12. 2026-06-03
    days on market $250,000 Active 19 DOM
13. 2026-06-02
    days on market $250,000 Active 18 DOM
14. 2026-06-01
    days on market $250,000 Active 17 DOM
15. 2026-05-31
    days on market $250,000 Active 16 DOM
16. 2026-05-30
    days on market $250,000 Active 15 DOM
17. 2026-05-15
    listed $255,000 Active 712-char remark
18. 2026-05-11
    historical $255,000 712-char remark
19. 2020-10-29
    soldstatus $147,100
20. 2020-07-28
    historical 306-char remark

    Show marketing remark (306 chars)

    CHARMING 1910 TWO STORY CITY HOME WITH A WRAP AROUND ROCKING CHAIR FRONT PORCH. BACKYARD HAS AN OVER SIZED TWO CAR GARAGE WITH LOTS OF STORAGE SPACE. THE DINING ROOM AND LIVING ROOM HAVE HARDWOOD FLOORS. THERE IS A FULL BASEMENT AND A WALK UP ATTIC. Additional Information: ParkingFeatures:2 Car Detached,

21. 2020-07-28
    soldstatus $147,100 Closed 306-char remark

    Show marketing remark (306 chars)

    CHARMING 1910 TWO STORY CITY HOME WITH A WRAP AROUND ROCKING CHAIR FRONT PORCH. BACKYARD HAS AN OVER SIZED TWO CAR GARAGE WITH LOTS OF STORAGE SPACE. THE DINING ROOM AND LIVING ROOM HAVE HARDWOOD FLOORS. THERE IS A FULL BASEMENT AND A WALK UP ATTIC. Additional Information: ParkingFeatures:2 Car Detached,

22. 2020-02-18
    listed $149,900 Active 306-char remark

    Show marketing remark (306 chars)

    CHARMING 1910 TWO STORY CITY HOME WITH A WRAP AROUND ROCKING CHAIR FRONT PORCH. BACKYARD HAS AN OVER SIZED TWO CAR GARAGE WITH LOTS OF STORAGE SPACE. THE DINING ROOM AND LIVING ROOM HAVE HARDWOOD FLOORS. THERE IS A FULL BASEMENT AND A WALK UP ATTIC. Additional Information: ParkingFeatures:2 Car Detached,

ⓘ 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: $3,436 · $286/mo
• Projected year-2 tax: $3,830 · $319/mo
• Expected delta: +$395/yr (+$33/mo · 11.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $26,851
• − Mortgage interest: −$14,004
• − Property taxes: −$3,436
• − Insurance: −$1,916
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$7,273
• Taxable loss: −$4,074
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $1,106/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

+66.8% since first listed

7 events — show timeline

• 2026-05-27 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $255,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-29 Sold (Public Records) $147,100 Public Records
• 2020-07-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-28 Sold (MLS) $147,100 OneKey® MLS as Distributed by MLS Grid
• 2020-02-18 Listed $149,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $3,436 · +6.3% YoY. Source: county tax records.