149 Jersey Ave · Port Jervis, NY 12771

$339,990

5 bd · 2.0 ba · 2,272 sqft · MultiFamily public records · 100 Days on market

Built 1900 9,900 sqft lot $150/sqft · 26% below area Est $427k · 20% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

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Key facts

• 9,900 sq ft lot
• Built 1900
• Listed 99 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $309k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 2 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $3,758/mo this rent would consume 66% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $102k; list at $340k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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. 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: 1.11% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $427,226
• List price: $339,990
• Delta: -20.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 W Broome St	0.70mi	5/2.5	2,316 (+2%)	16mo	$185,000	$80	49
201 Avenue K	0.68mi	4/4.0 (-1)	2,385 (+5%)	1mo	$310,000	$130	46
3 Kingston Ave	0.58mi	6/3.0 (+1)	2,580 (+14%)	1mo	$390,000	$151	40
10-12 Lyman St	0.72mi	5/3.0	2,496 (+10%)	12mo	$482,000	$193	36
27 Kingston Ave #25	0.68mi	6/2.0 (+1)	2,528 (+11%)	19mo	$353,000	$140	29

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-12,306
• Equity at exit: $50,694

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $44,448
• Equity at exit: $29,396

Cash invested: $95,197 (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: 15.1×

Monthly cashflow live

• Estimated rent: $3,758 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$317 /mo · $3,807/yr
• Insurance: −$142
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $671

Break-even live

Break-even rent $2,908

Max offer price $339,990

Occupancy floor 77%

Sensitivity live

Price	-10% $864	-5% $768	+0% $671	+5% $575	+10% $479
Rent	-10% $375	-5% $523	+0% $671	+5% $820	+10% $968
Rate	-1.0pp $843	-0.5pp $758	base $671	+0.5pp $583	+1.0pp $494

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,758
Total (2 units)			$3,758

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: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Orange St Port Jervis, NY	4.0	1.0	1688	$2,200	$1.30	45d	1	0.90mi
11 Grandview Ave Port Jervis, NY	4.0	2.5	1800	$2,850	$1.58	14d	1	0.96mi

Listing history 39 events

1. 2026-06-21
   days on market $339,990 Active 100 DOM
2. 2026-06-18
   days on market $339,990 Active 97 DOM
3. 2026-06-17
   days on market $339,990 Active 96 DOM
4. 2026-06-16
   days on market $339,990 Active 95 DOM
5. 2026-06-15
   days on market $339,990 Active 94 DOM
6. 2026-06-14
   days on market $339,990 Active 92 DOM
7. 2026-06-13
   days on market $339,990 Active 91 DOM
8. 2026-06-10
   days on market $339,990 Active 89 DOM
9. 2026-06-09
   days on market $339,990 Active 88 DOM
10. 2026-06-08
    days on market $339,990 Active 87 DOM
11. 2026-06-07
    days on market $339,990 Active 86 DOM
12. 2026-06-03
    days on market $339,990 Active 82 DOM
13. 2026-06-02
    days on market $339,990 Active 81 DOM
14. 2026-06-01
    days on market $339,990 Active 80 DOM
15. 2026-05-31
    days on market $339,990 Active 79 DOM
16. 2026-05-30
    days on market $339,990 Active 78 DOM
17. 2026-03-30
    price $339,990 1-char remark

    Show marketing remark (1 chars)

    .

18. 2026-03-14
    listed $350,000 Active 1-char remark

    Show marketing remark (1 chars)

    .

19. 2026-03-11
    historical $350,000 1-char remark

    Show marketing remark (1 chars)

    .

20. 2022-09-29
    status Pending
21. 2022-09-14
    historical
22. 2022-09-14
    historical
23. 2022-07-25
    listed $249,000 Active
24. 2017-05-31
    historical
25. 2017-02-03
    price $125,000
26. 2016-10-20
    listed $149,900 Active
27. 2013-09-19
    soldstatus $102,500
28. 2012-11-15
    soldstatus $102,500
29. 2012-10-05
    soldstatus $103,500
30. 2012-10-05
    soldstatus $103,500
31. 2012-08-23
    historical
32. 2012-08-23
    historical
33. 2012-08-22
    price $119,900
34. 2012-08-22
    historical
35. 2012-06-26
    listed $119,900
36. 2012-06-26
    listed $103,500
37. 2012-06-26
    listed
38. 2012-06-26
    listed $119,900
39. 2010-12-29
    soldstatus $75,000

ⓘ 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: $3,807 · $317/mo
• Projected year-2 tax: $4,776 · $398/mo
• Expected delta: +$969/yr (+$81/mo · 25.5%)

ⓘ 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 · 17 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: $45,096
• − Mortgage interest: −$19,045
• − Property taxes: −$3,807
• − Insurance: −$2,366
• − Repairs & maintenance: −$3,608
• − Management: −$3,608
• − Depreciation: −$9,891
• Taxable income: $2,772
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $7,392/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

+353.3% since first listed

23 events — show timeline

• 2026-03-30 Price Changed $339,990 OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Coming Soon $350,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-09-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-09-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-25 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-02-03 Price Changed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-20 Listed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2013-09-19 Sold (Public Records) $102,500 Public Records
• 2012-11-15 Sold (Public Records) $102,500 Public Records
• 2012-10-05 Sold (MLS) $103,500 HGMLS
• 2012-10-05 Sold (MLS) $103,500 OneKey® MLS as Distributed by MLS Grid
• 2012-08-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-23 Delisted — HGMLS
• 2012-08-22 Delisted — HGMLS
• 2012-08-22 Price Changed $119,900 HGMLS
• 2012-06-26 Listed $119,900 OneKey® MLS as Distributed by MLS Grid
• 2012-06-26 Listed — HGMLS
• 2012-06-26 Listed $103,500 HGMLS
• 2012-06-26 Listed $119,900 OneKey® MLS as Distributed by MLS Grid
• 2010-12-29 Sold (Public Records) $75,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $3,807 · +5.3% YoY. Source: county tax records.