95 Clinton Ave · Kingston, NY 12401

$365,000

3 bd · 3.0 ba · 1,940 sqft · MultiFamily public records · 28 Days on market

Built 1876 3,200 sqft lot Est $338k · 8% over

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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 +9.7/30.0
• Rent growth +4.5/5.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• ARV discount +3.8/15.0
• 1% rule +3.6/10.0
• DSCR +2.8/10.0
• 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

Spacious two family with one 2 bedroom and one 1 bedroom apartment. Each apartment has a full bath. Utilities have been fully separated by the current owner with a letter of approval from Central Hudson. There is also a separate landlord electric meter. New roof. Many other upgrades during the current owner's tenure. Bonus 400 sq. ft. "garage" on the grounds. Easy walk or bike ride to neighboring Stockade district. Near bus routes as well. Assessment has been reduced. In process of verifying current taxes. Amount for Water confirmed March 2016. Amount Insurance for previous year confirmed March 2015. Landlord Electric Meter Cost Includes Hot Water Heaters for Both Tenants.

Key facts

• Lovely private yard
• Full kitchen
• Off street parking

Tags

• PRIVATE ENTRANCE
• OFF STREET PARKING
• LOVELY PRIVATE YARD
• FULL KITCHEN
• DINING AND LIVING AREAS

Property features AI

Exterior

• Parking: Driveway; On-site storage; No carport
• Utilities: Public sewer; Electricity available; Public trash collection
• Home design: Duplex
• Construction: Other construction materials; Other foundation details
• Exterior features: Corner lot; Landscaped; Not waterfront

Interior

• Bedrooms: Two 1-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Other heating; No central cooling
• Interior features: Unfinished basement; Unfinished walkup attic; Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative. Per door: $-119/mo.
• To cash-flow at today's rent, offer at most $323k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (14.0% below list).
• Recommended offer: $314k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.0% in Kingston — 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 82/100 on livability (#74 in NY, #1,143 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-.
• 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: George Washington School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 449 students, 52% FRL); J Watson Bailey Middle School (math 22% / reading 48%, grade F, #480 of 729 statewide, top 66%, 968 students, 53% 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 63% FRL vs 45% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.8%/yr); 225 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).
• At $3,139/mo this rent would consume 54% of the median local household income ($69k/yr) (locally 2045% 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $113k; list at $365k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $313,900 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 0.86% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $337,560
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Cedar St	0.25mi	3/2.0	1,980 (+2%)	8mo	$350,500	$177	74
12 Ora Pl	0.35mi	4/— (+1)	1,968 (+1%)	7mo	$230,000	$117	71
51 Henry St	0.23mi	2/1.0 (-1)	2,079 (+7%)	5mo	$340,000	$164	60
101 Bruyn Ave	0.63mi	3/2.0	1,818 (-6%)	0mo	$300,000	$165	56
88 W O'reilly St	0.69mi	3/—	1,961 (+1%)	15mo	$350,000	$178	54
192 Washington Ave	0.41mi	3/2.0	1,682 (-13%)	2mo	$399,000	$237	53
185 Green St	0.72mi	3/2.0	1,816 (-6%)	4mo	$310,000	$171	48
51 O'neil Street St	0.44mi	4/2.0 (+1)	2,124 (+10%)	9mo	$389,000	$183	47
133-135 Downs St	0.62mi	4/2.0 (+1)	2,214 (+14%)	5mo	$385,000	$174	35

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 · 7.81% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.43×
• Total profit: $-58,251
• Equity at exit: $54,423

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $2,591
• Equity at exit: $31,559

Cash invested: $102,200 (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 12401

• Rents YoY: 7.8%
• Active inventory: 225
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $3,139 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$652 /mo · $7,828/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $-239

Break-even live

Break-even rent $3,441

Max offer price $322,836

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,140
Total (2 units)			$3,139

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $365,000 Active 28 DOM
2. 2026-06-18
   days on market $365,000 Active 27 DOM
3. 2026-06-17
   days on market $365,000 Active 26 DOM
4. 2026-06-16
   days on market $365,000 Active 25 DOM
5. 2026-06-15
   days on market $365,000 Active 24 DOM
6. 2026-06-14
   days on market $365,000 Active 22 DOM
7. 2026-06-12
   days on market $365,000 Active 21 DOM
8. 2026-06-09
   days on market $365,000 Active 18 DOM
9. 2026-06-08
   days on market $365,000 Active 17 DOM
10. 2026-06-07
    days on market $365,000 Active 16 DOM
11. 2026-06-03
    days on market $365,000 Active 12 DOM
12. 2026-06-02
    days on market $365,000 Active 11 DOM
13. 2026-06-01
    days on market $365,000 Active 10 DOM
14. 2026-05-31
    days on market $365,000 Active 9 DOM
15. 2026-05-30
    days on market $365,000 Active 8 DOM
16. 2026-05-21
    listed $365,000 Active
17. 2017-07-18
    soldstatus $113,000
18. 2017-07-06
    soldstatus $113,000 693-char remark

    Show marketing remark (693 chars)

    Spacious two family with one 2 bedroom and one 1 bedroom apartment. Each apartment has a full bath. Utilities have been fully separated by the current owner with a letter of approval from Central Hudson. There is also a separate landlord electric meter. New roof. Many other upgrades during the current owner's tenure. Bonus 400 sq. ft. "garage" on the grounds. Easy walk or bike ride to neighboring Stockade district. Near bus routes as well. Assessment has been reduced. In process of verifying current taxes. Amount for Water confirmed March 2016. Amount Insurance for previous year confirmed March 2015. Landlord Electric Meter Cost Includes Hot Water Heaters for Both Tenants.

19. 2016-08-02
    listed $124,000 693-char remark

    Show marketing remark (693 chars)

    Spacious two family with one 2 bedroom and one 1 bedroom apartment. Each apartment has a full bath. Utilities have been fully separated by the current owner with a letter of approval from Central Hudson. There is also a separate landlord electric meter. New roof. Many other upgrades during the current owner's tenure. Bonus 400 sq. ft. "garage" on the grounds. Easy walk or bike ride to neighboring Stockade district. Near bus routes as well. Assessment has been reduced. In process of verifying current taxes. Amount for Water confirmed March 2016. Amount Insurance for previous year confirmed March 2015. Landlord Electric Meter Cost Includes Hot Water Heaters for Both Tenants.

20. 2014-05-01
    listed $128,000
21. 2008-02-06
    soldstatus $157,000
22. 2003-02-13
    soldstatus $45,000

ⓘ 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: $7,828 · $652/mo
• Projected year-2 tax: $7,828 · $652/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,668
• − Mortgage interest: −$20,446
• − Property taxes: −$7,828
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,013
• − Management: −$3,013
• − Depreciation: −$10,618
• Taxable loss: −$9,075
• Est. tax savings @ 24.0%: +$2,178
• After-tax cash flow: $-686/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 — Kingston

• Score: 82/100
• State rank: #74
• US rank: #1143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, NY
• County: Ulster County · 56,183 people
• City population: 35,136
• Metro: Kingston, NY
• Population (ZIP): 35,136
• Household income: $69,305
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 2045.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Black 11% Two or more races 10% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -262.90%
• Current HPI: 369.1984
• Rent YoY: ▲ 7.81%
• Metro: Kingston, 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

+711.1% since first listed

7 events — show timeline

• 2026-05-21 Listed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-18 Sold (Public Records) $113,000 Public Records
• 2017-07-06 Sold (MLS) $113,000 HVCRMLS
• 2016-08-02 Listed $124,000 HVCRMLS
• 2014-05-01 Listed $128,000 HVCRMLS
• 2008-02-06 Sold (Public Records) $157,000 Public Records
• 2003-02-13 Sold (Public Records) $45,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $7,828 · +11.0% YoY. Source: county tax records.