17 Brooklyn St · Port Jervis, NY 12771

$395,000

6 bd · 2.0 ba · 2,400 sqft · MultiFamily public records · 65 Days on market

Built 2025 6,600 sqft lot $165/sqft · 6% above area Est $374k · 6% over

---

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 +20.9/30.0
• DSCR +6.7/10.0
• ARV discount +5.0/15.0
• 1% rule +4.8/10.0
• 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

Welcome to effortless living in this stunning brand new 2,400 square foot ranch that offers space, style, and comfort throughout. With five bedrooms and three full bathrooms, this beautifully designed home provides room for everyone while maintaining a warm and inviting feel from the moment you step inside. The main living area is bright and open, highlighted by gorgeous flooring that flows seamlessly throughout the home. The brand new kitchen is truly the heart of the space, featuring crisp white cabinetry, granite countertops, stainless steel appliances, and a clean, modern design perfect for both everyday living and entertaining. Every detail has been thoughtfully finished, making this home completely move-in ready including the washer and dryer in its own closet on the main level while also featuring a second laundry hookup in the lower level! The fully finished lower level adds tremendous versatility offering an abundance of space and the potential to live as a totally private living area. Whether you envision extended family space, guest quarters, a home office, or recreation area, this layout provides flexibility to suit your needs. As a newly constructed home, you’ll enjoy the peace of mind that comes with a brand new roof, new mechanical systems, spray foam insulation for efficiency, and all new appliances including a washer and dryer. Outside, attractive siding and a beautiful stone veneer accent around the front entry create impressive curb appeal. New landscaping, paver walkways, curbstone flower beds, and a welcoming front enhance the exterior, while the large driveway provides ample parking. The spacious side and backyard offer plenty of room for outdoor enjoyment, gardening, or entertaining. All of this is offered for under $400,000, making it an exceptional opportunity in today’s market. Schedule your private showing today and experience everything this beautiful new home has to offer before the spring market heats up!

Key facts

• Brand new kitchen
• Granite countertops
• 6,600 sq ft lot

Tags

• BRAND NEW KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY FINISHED LOWER LEVEL
• NEW MECHANICAL SYSTEMS
• SPRAY FOAM INSULATION

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $388k (1.9% below list).
• Recommended offer: $371k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.5% 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: 110 active listings in the ZIP; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $3,876/mo this rent would consume 68% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($371k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; list at $395k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $371,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.98% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $374,378
• List price: $395,000
• Delta: 5.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Kingston Ave	0.28mi	6/3.0	2,580 (+8%)	1mo	$390,000	$151	69
27 Kingston Ave #25	0.24mi	6/2.0	2,528 (+5%)	19mo	$353,000	$140	64
10-12 Lyman St	0.31mi	5/3.0 (-1)	2,496 (+4%)	12mo	$482,000	$193	60
20 W Broome St	0.31mi	5/2.5 (-1)	2,316 (-4%)	16mo	$185,000	$80	60

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-57,916
• Equity at exit: $58,896

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-42,018
• Equity at exit: $34,152

Cash invested: $110,600 (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: 110
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $3,876 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$273 /mo · $3,279/yr
• Insurance: −$165
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $92

Break-even live

Break-even rent $3,759

Max offer price $395,000

Occupancy floor 93%

Sensitivity live

Price	-10% $316	-5% $204	+0% $92	+5% $-19	+10% $-131
Rent	-10% $-214	-5% $-61	+0% $92	+5% $246	+10% $399
Rate	-1.0pp $291	-0.5pp $193	base $92	+0.5pp $-10	+1.0pp $-114

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,997
1× unit	2	1.5	$1,879
Total (2 units)			$3,876

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-08
   status Pending 1980-char remark

   Show marketing remark (1980 chars)

   Welcome to effortless living in this stunning brand new 2,400 square foot ranch that offers space, style, and comfort throughout. With five bedrooms and three full bathrooms, this beautifully designed home provides room for everyone while maintaining a warm and inviting feel from the moment you step inside. The main living area is bright and open, highlighted by gorgeous flooring that flows seamlessly throughout the home. The brand new kitchen is truly the heart of the space, featuring crisp white cabinetry, granite countertops, stainless steel appliances, and a clean, modern design perfect for both everyday living and entertaining. Every detail has been thoughtfully finished, making this home completely move-in ready including the washer and dryer in its own closet on the main level while also featuring a second laundry hookup in the lower level! The fully finished lower level adds tremendous versatility offering an abundance of space and the potential to live as a totally private living area. Whether you envision extended family space, guest quarters, a home office, or recreation area, this layout provides flexibility to suit your needs. As a newly constructed home, you’ll enjoy the peace of mind that comes with a brand new roof, new mechanical systems, spray foam insulation for efficiency, and all new appliances including a washer and dryer. Outside, attractive siding and a beautiful stone veneer accent around the front entry create impressive curb appeal. New landscaping, paver walkways, curbstone flower beds, and a welcoming front enhance the exterior, while the large driveway provides ample parking. The spacious side and backyard offer plenty of room for outdoor enjoyment, gardening, or entertaining. All of this is offered for under $400,000, making it an exceptional opportunity in today’s market. Schedule your private showing today and experience everything this beautiful new home has to offer before the spring market heats up!

2. 2026-04-14
   price $395,000 1980-char remark

   Show marketing remark (1980 chars)

   Welcome to effortless living in this stunning brand new 2,400 square foot ranch that offers space, style, and comfort throughout. With five bedrooms and three full bathrooms, this beautifully designed home provides room for everyone while maintaining a warm and inviting feel from the moment you step inside. The main living area is bright and open, highlighted by gorgeous flooring that flows seamlessly throughout the home. The brand new kitchen is truly the heart of the space, featuring crisp white cabinetry, granite countertops, stainless steel appliances, and a clean, modern design perfect for both everyday living and entertaining. Every detail has been thoughtfully finished, making this home completely move-in ready including the washer and dryer in its own closet on the main level while also featuring a second laundry hookup in the lower level! The fully finished lower level adds tremendous versatility offering an abundance of space and the potential to live as a totally private living area. Whether you envision extended family space, guest quarters, a home office, or recreation area, this layout provides flexibility to suit your needs. As a newly constructed home, you’ll enjoy the peace of mind that comes with a brand new roof, new mechanical systems, spray foam insulation for efficiency, and all new appliances including a washer and dryer. Outside, attractive siding and a beautiful stone veneer accent around the front entry create impressive curb appeal. New landscaping, paver walkways, curbstone flower beds, and a welcoming front enhance the exterior, while the large driveway provides ample parking. The spacious side and backyard offer plenty of room for outdoor enjoyment, gardening, or entertaining. All of this is offered for under $400,000, making it an exceptional opportunity in today’s market. Schedule your private showing today and experience everything this beautiful new home has to offer before the spring market heats up!

3. 2026-03-13
   price $398,500 1980-char remark

   Show marketing remark (1980 chars)

   Welcome to effortless living in this stunning brand new 2,400 square foot ranch that offers space, style, and comfort throughout. With five bedrooms and three full bathrooms, this beautifully designed home provides room for everyone while maintaining a warm and inviting feel from the moment you step inside. The main living area is bright and open, highlighted by gorgeous flooring that flows seamlessly throughout the home. The brand new kitchen is truly the heart of the space, featuring crisp white cabinetry, granite countertops, stainless steel appliances, and a clean, modern design perfect for both everyday living and entertaining. Every detail has been thoughtfully finished, making this home completely move-in ready including the washer and dryer in its own closet on the main level while also featuring a second laundry hookup in the lower level! The fully finished lower level adds tremendous versatility offering an abundance of space and the potential to live as a totally private living area. Whether you envision extended family space, guest quarters, a home office, or recreation area, this layout provides flexibility to suit your needs. As a newly constructed home, you’ll enjoy the peace of mind that comes with a brand new roof, new mechanical systems, spray foam insulation for efficiency, and all new appliances including a washer and dryer. Outside, attractive siding and a beautiful stone veneer accent around the front entry create impressive curb appeal. New landscaping, paver walkways, curbstone flower beds, and a welcoming front enhance the exterior, while the large driveway provides ample parking. The spacious side and backyard offer plenty of room for outdoor enjoyment, gardening, or entertaining. All of this is offered for under $400,000, making it an exceptional opportunity in today’s market. Schedule your private showing today and experience everything this beautiful new home has to offer before the spring market heats up!

4. 2026-03-04
   listed $399,000 Active 1980-char remark

   Show marketing remark (1980 chars)

   Welcome to effortless living in this stunning brand new 2,400 square foot ranch that offers space, style, and comfort throughout. With five bedrooms and three full bathrooms, this beautifully designed home provides room for everyone while maintaining a warm and inviting feel from the moment you step inside. The main living area is bright and open, highlighted by gorgeous flooring that flows seamlessly throughout the home. The brand new kitchen is truly the heart of the space, featuring crisp white cabinetry, granite countertops, stainless steel appliances, and a clean, modern design perfect for both everyday living and entertaining. Every detail has been thoughtfully finished, making this home completely move-in ready including the washer and dryer in its own closet on the main level while also featuring a second laundry hookup in the lower level! The fully finished lower level adds tremendous versatility offering an abundance of space and the potential to live as a totally private living area. Whether you envision extended family space, guest quarters, a home office, or recreation area, this layout provides flexibility to suit your needs. As a newly constructed home, you’ll enjoy the peace of mind that comes with a brand new roof, new mechanical systems, spray foam insulation for efficiency, and all new appliances including a washer and dryer. Outside, attractive siding and a beautiful stone veneer accent around the front entry create impressive curb appeal. New landscaping, paver walkways, curbstone flower beds, and a welcoming front enhance the exterior, while the large driveway provides ample parking. The spacious side and backyard offer plenty of room for outdoor enjoyment, gardening, or entertaining. All of this is offered for under $400,000, making it an exceptional opportunity in today’s market. Schedule your private showing today and experience everything this beautiful new home has to offer before the spring market heats up!

5. 2025-11-29
   price $409,999
6. 2025-04-17
   price $424,999
7. 2025-03-14
   listed $399,900 Active
8. 2024-01-10
   soldstatus $60,000

ⓘ 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: $3,279 · $273/mo
• Projected year-2 tax: $4,977 · $415/mo
• Expected delta: +$1,698/yr (+$142/mo · 51.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% 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: $46,512
• − Mortgage interest: −$22,126
• − Property taxes: −$3,279
• − Insurance: −$7,500
• − Repairs & maintenance: −$3,721
• − Management: −$3,721
• − Depreciation: −$11,491
• Taxable loss: −$5,326
• Est. tax savings @ 24.0%: +$1,278
• After-tax cash flow: $2,387/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

+558.3% since first listed

8 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $395,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $398,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-29 Price Changed $409,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $424,999 OneKey® MLS as Distributed by MLS Grid
• 2025-03-14 Listed $399,900 OneKey® MLS as Distributed by MLS Grid
• 2024-01-10 Sold (Public Records) $60,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $3,279 · +5.3% YoY. Source: county tax records.