22 N Maple Ave · Port Jervis, NY 12771

$349,000

5 bd · 3.0 ba · 2,464 sqft · MultiFamily public records · 34 Days on market

Built 1980

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 3 units. confirmed

Listing remarks MLS

Looking for your next great turn key investment? This 3 family home on the outskirts of Port Jervis has well established tenants with current leases - with gross rent of over $2300 a month, this one is a money maker. The first floor unit has three bedrooms, large eat in kitchen, a formal dining room as well as an updated full bathroom. The second floor has two spacious and desirable One bedroom apartments. Entire house has updated windows and siding, tons of off-street parking in paved lot, big backyard with oversized shed for storage. Natural gas / Town water / Town Sewer. Tenant pays all utilities! Close to shops and highways, this is a rare find!

Key facts

• Built 1980
• Listed 34 days

Tags

• QUIET SAFE NEIGHBORHOOD
• RIVER IN THE BACKYARD

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $955/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $349k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 $7,261/mo this rent would consume 128% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $200k; list at $349k implies a 74% 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 $338,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.08% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.82%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.29×
• Total profit: $126,244
• Equity at exit: $52,037

10-year hold

• IRR: 38.0%
• Equity multiple: 4.54×
• Total profit: $346,400
• Equity at exit: $30,175

Cash invested: $97,720 (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: 12.0×

Monthly cashflow live

• Estimated rent: $7,261 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,525
• Net cashflow: $2,864

Break-even live

Break-even rent $3,636

Max offer price $349,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$7,260
Total (3 units)			$7,261

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: $87,250
• Closing costs: $10,470
• 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	43d	1	1.39mi
11 Grandview Ave Port Jervis, NY	4.0	2.5	1800	$2,850	$1.58	13d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $349,000 Active 34 DOM
2. 2026-06-17
   days on market $349,000 Active 33 DOM
3. 2026-06-16
   days on market $349,000 Active 32 DOM
4. 2026-06-15
   days on market $349,000 Active 31 DOM
5. 2026-06-14
   days on market $349,000 Active 29 DOM
6. 2026-06-13
   days on market $349,000 Active 28 DOM
7. 2026-06-10
   days on market $349,000 Active 26 DOM
8. 2026-06-09
   days on market $349,000 Active 25 DOM
9. 2026-06-08
   days on market $349,000 Active 24 DOM
10. 2026-06-07
    days on market $349,000 Active 23 DOM
11. 2026-06-03
    days on market $349,000 Active 19 DOM
12. 2026-06-02
    days on market $349,000 Active 18 DOM
13. 2026-06-01
    days on market $349,000 Active 17 DOM
14. 2026-05-31
    days on market $349,000 Active 16 DOM
15. 2026-05-30
    days on market $349,000 Active 15 DOM
16. 2026-05-16
    listed $349,000 Active 201-char remark
17. 2021-09-30
    historical 668-char remark

    Show marketing remark (668 chars)

    Looking for your next great turn key investment? This 3 family home on the outskirts of Port Jervis has well established tenants with current leases - with gross rent of over $2300 a month, this one is a money maker. The first floor unit has three bedrooms, large eat in kitchen, a formal dining room as well as an updated full bathroom. The second floor has two spacious and desirable One bedroom apartments. Entire house has updated windows and siding, tons of off-street parking in paved lot, big backyard with oversized shed for storage. Natural gas / Town water / Town Sewer. Tenant pays all utilities! Close to shops and highways, this is a rare find!

18. 2021-09-30
    soldstatus $200,000 Closed 668-char remark

    Show marketing remark (668 chars)

    Looking for your next great turn key investment? This 3 family home on the outskirts of Port Jervis has well established tenants with current leases - with gross rent of over $2300 a month, this one is a money maker. The first floor unit has three bedrooms, large eat in kitchen, a formal dining room as well as an updated full bathroom. The second floor has two spacious and desirable One bedroom apartments. Entire house has updated windows and siding, tons of off-street parking in paved lot, big backyard with oversized shed for storage. Natural gas / Town water / Town Sewer. Tenant pays all utilities! Close to shops and highways, this is a rare find!

19. 2021-09-15
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Looking for your next great turn key investment? This 3 family home on the outskirts of Port Jervis has well established tenants with current leases - with gross rent of over $2300 a month, this one is a money maker. The first floor unit has three bedrooms, large eat in kitchen, a formal dining room as well as an updated full bathroom. The second floor has two spacious and desirable One bedroom apartments. Entire house has updated windows and siding, tons of off-street parking in paved lot, big backyard with oversized shed for storage. Natural gas / Town water / Town Sewer. Tenant pays all utilities! Close to shops and highways, this is a rare find!

20. 2021-04-02
    listed $225,000 Active 668-char remark

    Show marketing remark (668 chars)

    Looking for your next great turn key investment? This 3 family home on the outskirts of Port Jervis has well established tenants with current leases - with gross rent of over $2300 a month, this one is a money maker. The first floor unit has three bedrooms, large eat in kitchen, a formal dining room as well as an updated full bathroom. The second floor has two spacious and desirable One bedroom apartments. Entire house has updated windows and siding, tons of off-street parking in paved lot, big backyard with oversized shed for storage. Natural gas / Town water / Town Sewer. Tenant pays all utilities! Close to shops and highways, this is a rare find!

21. 2020-05-05
    soldstatus $100,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $87,132
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$7,270
• − Repairs & maintenance: −$6,971
• − Management: −$6,971
• − Depreciation: −$10,153
• Taxable income: $30,984
• Est. tax owed @ 24.0%: −$7,436
• After-tax cash flow: $26,931/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

+249.0% since first listed

6 events — show timeline

• 2026-05-16 Listed $349,000 FSBO.com
• 2021-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-30 Sold (MLS) $200,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-02 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-05 Sold (Public Records) $100,000 Public Records

Property tax history

-29.2%/yr

Latest (2020): $484 · -87.7% YoY. Source: county tax records.