40 King St · Port Jervis, NY 12771

$299,000

5 bd · 2.0 ba · 1,991 sqft · MultiFamily public records · 273 Days on market

Built 1857 1,250 sqft lot $150/sqft · 23% below area Est $387k · 23% 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 +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: 1 unit. estimate disagrees with records

Listing remarks MLS

Multi-Family Colonial in Port Jervis – Great Investment Opportunity! Discover this spacious Colonial-style multi-family home in the heart of Port Jervis! Perfectly situated near shopping, dining, and major highways, with the commuter train to NYC just a short walk away, this property offers convenience and potential in one package. First Floor: 2 bedrooms, living room, kitchen, and full bath Second Floor: 3 bedrooms, living room, kitchen, and full bath Generous Layout: 1,250 sq. ft. total living space Colonial Charm: Bright and roomy with a functional floor plan Ideal Location: Close to everything while maintaining neighborhood appeal Whether you’re looking to generate rental income, live in one unit and rent the other, or add value with updates, this home is a smart choice. Priced to sell – don’t miss your chance to invest in this growing area!

Key facts

• Near dining
• Near shopping
• Heart of port jervis

Tags

• MULTI-FAMILY COLONIAL
• INVESTMENT OPPORTUNITY
• SPACIOUS COLONIAL-STYLE
• HEART OF PORT JERVIS
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: schools C-, housing C-, crime D+.
• 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.
• Market conditions: 107 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 $7,090/mo this rent would consume 125% 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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $299k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1857 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1857 — 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: 2.37% ✓
• Cap rate: 21.01%
• Cash-on-cash: 52.55%
• DSCR: 3.34
• GRM: 3.5

CMA / ARV

• ARV (median comp): $387,097
• List price: $299,000
• Delta: -22.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Delaware St	0.33mi	4/2.0 (-1)	1,920 (-4%)	1mo	$345,000	$180	73
106 Ball St	0.42mi	4/2.0 (-1)	1,860 (-7%)	12mo	$305,000	$164	54
50 Orange St	0.69mi	4/2.0 (-1)	2,050 (+3%)	9mo	$300,000	$146	51
165 Front St	0.53mi	4/2.0 (-1)	1,788 (-10%)	6mo	$280,000	$157	48
700 1st St	0.51mi	5/3.0	2,191 (+10%)	11mo	$370,000	$169	46
27 Elizabeth Sts	0.47mi	4/2.0 (-1)	1,713 (-14%)	11mo	$190,000	$111	41
501 Penna Ave	0.56mi	5/2.5	2,240 (+12%)	16mo	$350,000	$156	38

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: 43.2%
• Equity multiple: 2.86×
• Total profit: $156,041
• Equity at exit: $44,582

10-year hold

• IRR: 49.3%
• Equity multiple: 5.78×
• Total profit: $400,051
• Equity at exit: $25,852

Cash invested: $83,720 (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: 107
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $7,090 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$125
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,489
• Net cashflow: $3,206

Break-even live

Break-even rent $3,032

Max offer price $299,000

Occupancy floor 50%

Sensitivity live

Price	-10% $3,375	-5% $3,290	+0% $3,206	+5% $3,121	+10% $3,037
Rent	-10% $2,646	-5% $2,926	+0% $3,206	+5% $3,486	+10% $3,766
Rate	-1.0pp $3,356	-0.5pp $3,282	base $3,206	+0.5pp $3,128	+1.0pp $3,050

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,288
▸ 2× units	3	1	$3,802
Total (4 units)			$7,090

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.48mi
49 Orange St Port Jervis, NY	4.0	1.0	1688	$2,200	$1.30	44d	1	0.70mi

Listing history 8 events

1. 2026-03-09
   status Active 889-char remark

   Show marketing remark (889 chars)

   Multi-Family Colonial in Port Jervis – Great Investment Opportunity! Discover this spacious Colonial-style multi-family home in the heart of Port Jervis! Perfectly situated near shopping, dining, and major highways, with the commuter train to NYC just a short walk away, this property offers convenience and potential in one package. First Floor: 2 bedrooms, living room, kitchen, and full bath Second Floor: 3 bedrooms, living room, kitchen, and full bath Generous Layout: 1,250 sq. ft. total living space Colonial Charm: Bright and roomy with a functional floor plan Ideal Location: Close to everything while maintaining neighborhood appeal Whether you’re looking to generate rental income, live in one unit and rent the other, or add value with updates, this home is a smart choice. Priced to sell – don’t miss your chance to invest in this growing area!

2. 2026-02-28
   historical 889-char remark

   Show marketing remark (889 chars)

   Multi-Family Colonial in Port Jervis – Great Investment Opportunity! Discover this spacious Colonial-style multi-family home in the heart of Port Jervis! Perfectly situated near shopping, dining, and major highways, with the commuter train to NYC just a short walk away, this property offers convenience and potential in one package. First Floor: 2 bedrooms, living room, kitchen, and full bath Second Floor: 3 bedrooms, living room, kitchen, and full bath Generous Layout: 1,250 sq. ft. total living space Colonial Charm: Bright and roomy with a functional floor plan Ideal Location: Close to everything while maintaining neighborhood appeal Whether you’re looking to generate rental income, live in one unit and rent the other, or add value with updates, this home is a smart choice. Priced to sell – don’t miss your chance to invest in this growing area!

3. 2025-08-20
   price $299,000 889-char remark

   Show marketing remark (889 chars)

   Multi-Family Colonial in Port Jervis – Great Investment Opportunity! Discover this spacious Colonial-style multi-family home in the heart of Port Jervis! Perfectly situated near shopping, dining, and major highways, with the commuter train to NYC just a short walk away, this property offers convenience and potential in one package. First Floor: 2 bedrooms, living room, kitchen, and full bath Second Floor: 3 bedrooms, living room, kitchen, and full bath Generous Layout: 1,250 sq. ft. total living space Colonial Charm: Bright and roomy with a functional floor plan Ideal Location: Close to everything while maintaining neighborhood appeal Whether you’re looking to generate rental income, live in one unit and rent the other, or add value with updates, this home is a smart choice. Priced to sell – don’t miss your chance to invest in this growing area!

4. 2025-08-19
   listed $275,000 Active 889-char remark

   Show marketing remark (889 chars)

   Multi-Family Colonial in Port Jervis – Great Investment Opportunity! Discover this spacious Colonial-style multi-family home in the heart of Port Jervis! Perfectly situated near shopping, dining, and major highways, with the commuter train to NYC just a short walk away, this property offers convenience and potential in one package. First Floor: 2 bedrooms, living room, kitchen, and full bath Second Floor: 3 bedrooms, living room, kitchen, and full bath Generous Layout: 1,250 sq. ft. total living space Colonial Charm: Bright and roomy with a functional floor plan Ideal Location: Close to everything while maintaining neighborhood appeal Whether you’re looking to generate rental income, live in one unit and rent the other, or add value with updates, this home is a smart choice. Priced to sell – don’t miss your chance to invest in this growing area!

5. 2020-02-13
   soldstatus $85,000
6. 2020-01-27
   soldstatus $85,000 Sold 153-char remark

   Show marketing remark (153 chars)

   Great Opportunity for Investment or Live in One and Rent the Other!!!! 2 Spacious Apartments, Upstairs is 3 Bedrooms and First Floor is a 2 Bedroom Unit.

7. 2020-01-22
   status Pending 153-char remark

   Show marketing remark (153 chars)

   Great Opportunity for Investment or Live in One and Rent the Other!!!! 2 Spacious Apartments, Upstairs is 3 Bedrooms and First Floor is a 2 Bedroom Unit.

8. 2019-09-12
   listed $92,500 Active 153-char remark

   Show marketing remark (153 chars)

   Great Opportunity for Investment or Live in One and Rent the Other!!!! 2 Spacious Apartments, Upstairs is 3 Bedrooms and First Floor is a 2 Bedroom Unit.

ⓘ 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: $2,907 · $242/mo
• Projected year-2 tax: $3,980 · $332/mo
• Expected delta: +$1,073/yr (+$89/mo · 36.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 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 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: $85,080
• − Mortgage interest: −$16,749
• − Property taxes: −$2,907
• − Insurance: −$7,020
• − Repairs & maintenance: −$6,806
• − Management: −$6,806
• − Depreciation: −$8,698
• Taxable income: $36,093
• Est. tax owed @ 24.0%: −$8,662
• After-tax cash flow: $29,808/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

+223.2% since first listed

8 events — show timeline

• 2026-03-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-20 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-19 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2020-02-13 Sold (Public Records) $85,000 Public Records
• 2020-01-27 Sold (MLS) $85,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-09-12 Listed $92,500 OneKey® MLS as Distributed by MLS Grid

Property tax history

+11.9%/yr

Latest (2025): $2,907 · +5.3% YoY. Source: county tax records.