95 Cannon St · Poughkeepsie, NY 12601

$350,000

7 bd · 3.0 ba · 1,716 sqft · MultiFamily public records · 48 Days on market

Built 1920 3,049 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

EXCEPTIONAL investment opportunity in the heart of Poughkeepsie! Endless potential awaits within the newly established Poughkeepsie Innovation District (PID-B), offering exciting redevelopment possibilities. This designation may allow for conversion to a larger apartment building of five stories or more. Ideally positioned along the Main Street corridor, the property may also qualify for available grants, incentives, and redevelopment programs - creating a rare opportunity to maximize long-term value and returns. This three-story with additional garden level potential , multi-family property is rich in character and ready for transformation. Featuring a classic mansard roof and original ar

Key facts

• Classic mansard roof
• High ceilings
• Original woodwork

Tags

• REDEVELOPMENT POSSIBILITIES
• CLASSIC MANSARD ROOF
• ORIGINAL ARCHITECTURAL DETAILS
• HIGH CEILINGS
• ORIGINAL WOODWORK
• OFF-STREET PARKING POTENTIAL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Electricity connected (Central Hudson); Public sewer
• Home design: Triplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Galley-style kitchen(s)
• Bedrooms: Three 2-bedroom units
• Flooring: Wood flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Formal dining room; Galley kitchen; Original details
• Laundry & utility: Basement (full) — likely utility/laundry space

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.4% in Poughkeepsie — 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 78/100 on livability (#165 in NY, #2,577 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D+, crime F.
• Poughkeepsie City School District (suburban): math 29% / reading 42% proficiency, ranked #559 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gov George Clinton School (math 5% / reading 44%, grade F, #1,825 of 2,108 statewide, top 88%, 222 students, 77% FRL); Poughkeepsie Middle School (math 8% / reading 37%, grade F, #650 of 729 statewide, top 90%, 877 students, 82% FRL); Poughkeepsie High School (math 59% / reading 67%, grade B-, #819 of 1,100 statewide, top 74%, 1,165 students, 74% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 189 active listings in the ZIP; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• At $4,910/mo this rent would consume 93% of the median local household income ($64k/yr) (locally 2891% 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.
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $350k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 5.9

CMA / ARV

• ARV (median comp): $843,753
• List price: $350,000
• Delta: -58.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 Mansion St	0.52mi	6/2.0 (-1)	1,680 (-2%)	21mo	$435,000	$259	46

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $7,920
• Equity at exit: $52,186

10-year hold

• IRR: 12.5%
• Equity multiple: 2.03×
• Total profit: $100,759
• Equity at exit: $30,262

Cash invested: $98,000 (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 12601

• Rents YoY: 3.7%
• Active inventory: 189
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $4,910 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$941 /mo · $11,294/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,031
• Net cashflow: $956

Break-even live

Break-even rent $3,699

Max offer price $350,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,155	-5% $1,056	+0% $956	+5% $857	+10% $758
Rent	-10% $569	-5% $763	+0% $956	+5% $1,150	+10% $1,344
Rate	-1.0pp $1,133	-0.5pp $1,046	base $956	+0.5pp $866	+1.0pp $774

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,911
Total (3 units)			$4,910

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $350,000 Active 48 DOM
2. 2026-06-17
   days on market $350,000 Active 47 DOM
3. 2026-06-16
   days on market $350,000 Active 46 DOM
4. 2026-06-15
   days on market $350,000 Active 45 DOM
5. 2026-06-14
   days on market $350,000 Active 43 DOM
6. 2026-06-10
   days on market $350,000 Active 40 DOM
7. 2026-06-09
   days on market $350,000 Active 39 DOM
8. 2026-06-08
   days on market $350,000 Active 38 DOM
9. 2026-06-07
   days on market $350,000 Active 37 DOM
10. 2026-06-05
    days on market $350,000 Active 34 DOM
11. 2026-06-03
    days on market $350,000 Active 33 DOM
12. 2026-06-02
    days on market $350,000 Active 32 DOM
13. 2026-06-01
    days on market $350,000 Active 31 DOM
14. 2026-05-31
    days on market $350,000 Active 30 DOM
15. 2026-05-30
    days on market $350,000 Active 29 DOM
16. 2026-05-14
    price $350,000 1701-char remark
17. 2026-05-01
    listed $400,000 Active 1701-char remark
18. 1991-07-12
    soldstatus $35,000

ⓘ 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: $11,294 · $941/mo
• Projected year-2 tax: $11,294 · $941/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,920
• − Mortgage interest: −$19,605
• − Property taxes: −$11,294
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,714
• − Management: −$4,714
• − Depreciation: −$10,182
• Taxable income: $6,662
• Est. tax owed @ 24.0%: −$1,599
• After-tax cash flow: $9,879/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: Poughkeepsie City School District
• NCES district ID: 3623760
• Math proficiency: 29% ▲ 5.00%
• Reading proficiency: 42% ▲ 12.00%
• Median HH income: $39,159
• Composite: 29.68/100
• National rank: #6459
• State rank: #559 of 590 in NY

Livability — Poughkeepsie

• Score: 78/100
• State rank: #165
• US rank: #2577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poughkeepsie, NY
• County: Dutchess County · 188,048 people
• City population: 86,468
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 44,164
• Household income: $63,652
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2891.0

Population outlook (Dutchess County) Hauer SSP2

• Today (2025): 291,768 people
• By 2030: 287,131 · -1.6%
• By 2040: 274,881 · -5.8%
• By 2050: 259,971 · -10.9%
• By 2075: 235,366 · -19.3%
• By 2100: 208,786 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Black 24% Hispanic / Latino 22% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 79% English-only · Spanish 15% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Dutchess

• 2024 margin: Lean D (+5.4) · D 52.7% · R 47.3%
• 2008→2024 swing: -3.2pp toward R · 2008: 8.6pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+9.6 2016: R+1.1 2012: D+6.6 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.62%
• Current HPI: 293.9789
• Rent YoY: ▲ 3.67%
• 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

+900.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 1991-07-12 Sold (Public Records) $35,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $11,294 · +81.2% YoY. Source: county tax records.