152 Cannon St · Poughkeepsie, NY 12601

$549,000

28 bd · 16.0 ba · — sqft · MultiFamily · 41 Days on market

Built 1930 7,841 sqft lot Est $614k · 11% 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 +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Four Family Building Offering (3)Two Bedroom Apartments & (1) One Bedroom With Separate Utilities (Gas And Electric). This Turnkey Property Is Fully Rented And Includes A Spacious Backyard For Year Around Fun. Conveniently Located Close To Many Amenities, Major Highways, Restaurants/Delis, Shopping, Transportation And More. This Is An AS IS Sale, See Other Remarks For More Information.

Key facts

• Separate utilities
• Spacious backyard
• Fully rented

Tags

• SPACIOUS BACKYARD
• FULLY RENTED
• SEPARATE UTILITIES
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: No carport; No designated parking features
• Utilities: Public sewer; Central Hudson electric service; Natural gas connected; Electricity connected; Water connected; Sewer connected; Cable available; Private trash collection
• Home design: Quadruplex
• Construction: Frame construction with vinyl siding
• Exterior features: Vinyl siding; Frame construction; Not waterfront; No additional parcels

Interior

• Bedrooms: One 1-bedroom unit; Three 2-bedroom units
• Flooring: Ceramic tile; Other flooring
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Baseboard heating; Natural gas heating; Separate meters for utilities; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/?-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive. Per door: $996/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $549k).
• Recommended offer: $533k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 $154k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $73k; list at $549k implies a 652% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $532,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. Built in 1930 — 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. 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?
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: 1.87% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.11%
• DSCR: 2.38
• GRM: 4.5

CMA / ARV

• ARV (median comp): $614,277
• List price: $549,000
• Delta: -10.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.12×
• Total profit: $172,191
• Equity at exit: $81,858

10-year hold

• IRR: 34.8%
• Equity multiple: 4.30×
• Total profit: $507,253
• Equity at exit: $47,467

Cash invested: $153,720 (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 12601

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

Monthly cashflow live

• Estimated rent: $10,276 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$1,025 /mo · $12,302/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,158
• Net cashflow: $3,985

Break-even live

Break-even rent $5,232

Max offer price $549,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	—	$10,276
Total (4 units)			$10,276

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $549,000 Active 41 DOM
2. 2026-06-17
   days on market $549,000 Active 40 DOM
3. 2026-06-16
   days on market $549,000 Active 39 DOM
4. 2026-06-15
   days on market $549,000 Active 38 DOM
5. 2026-06-14
   days on market $549,000 Active 36 DOM
6. 2026-06-10
   days on market $549,000 Active 33 DOM
7. 2026-06-09
   days on market $549,000 Active 32 DOM
8. 2026-06-08
   days on market $549,000 Active 31 DOM
9. 2026-06-07
   days on market $549,000 Active 30 DOM
10. 2026-06-05
    days on market $549,000 Active 27 DOM
11. 2026-06-03
    days on market $549,000 Active 26 DOM
12. 2026-06-02
    days on market $549,000 Active 25 DOM
13. 2026-06-01
    days on market $549,000 Active 24 DOM
14. 2026-05-31
    days on market $549,000 Active 23 DOM
15. 2026-05-30
    days on market $549,000 Active 22 DOM
16. 2026-05-07
    listed $549,000 Active 474-char remark
17. 2007-04-06
    historical
18. 2006-10-10
    listed
19. 1999-08-11
    soldstatus $73,000
20. 1998-07-30
    soldstatus $8,000
21. 1980-08-19
    soldstatus $22,000

ⓘ 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: $12,302 · $1,025/mo
• Projected year-2 tax: $12,302 · $1,025/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 · 15 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: $123,312
• − Mortgage interest: −$30,753
• − Property taxes: −$12,302
• − Insurance: −$2,745
• − Repairs & maintenance: −$9,865
• − Management: −$9,865
• − Depreciation: −$15,971
• Taxable income: $41,812
• Est. tax owed @ 24.0%: −$10,035
• After-tax cash flow: $37,787/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

+2395.5% since first listed

6 events — show timeline

• 2026-05-07 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2007-04-06 Delisted — HGMLS
• 2006-10-10 Listed — HGMLS
• 1999-08-11 Sold (Public Records) $73,000 Public Records
• 1998-07-30 Sold (Public Records) $8,000 Public Records
• 1980-08-19 Sold (Public Records) $22,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $12,302 · +18.0% YoY. Source: county tax records.