171 Greenkill Ave · Kingston, NY 12401

$379,999

4 bd · 3.0 ba · 1,810 sqft · MultiFamily public records · 21 Days on market

Built 1900 7,900 sqft lot Est $322k · 18% over

---

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
• Rent growth +4.5/5.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

INVESTMENT OPPORTUNITY IN THE HEART OF KINGSTON! This triplex at 171 Greenkill Avenue offers a fantastic opportunity for investors or owner-occupants looking to add to their portfolio. Featuring three residential units with a mix of one- and two-bedroom layouts, this property provides flexibility and long-term potential. Conveniently located near local shops, restaurants, parks, public transportation, and major commuter routes, the property offers easy access to everything Kingston has to offer. Recent improvements include updated kitchens, flooring, bathrooms, lighting, appliances, plumbing updates, interior painting, exterior drainage work, and sewer line replacement, providing a solid foundation for future ownership. The property also features off-street parking with a garage, public water and sewer, and separate living spaces across all three units. Situated on a . 18-acre lot, this multi-family property presents an excellent opportunity.

Key facts

• 7,900 sq ft lot
• Garage
• Built 1900

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Driveway; Garage (1 garage space)
• Utilities: Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: Triplex
• Construction: Aluminum siding and frame construction
• Exterior features: Aluminum siding; Frame construction; Not waterfront; No additional parcels

Interior

• Bedrooms: Two 1-bedroom units; One 2-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Other heating; No central cooling
• Interior features: Other interior features; Full basement

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $855/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $380k).
• Recommended offer: $374k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.0% in Kingston — 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 82/100 on livability (#74 in NY, #1,143 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-.
• Kingston City School District (urban): math 44% / reading 59% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harry L Edson School (math 32% / reading 32%, grade F, #1,646 of 2,108 statewide, top 80%, 418 students, 55% FRL); J Watson Bailey Middle School (math 22% / reading 48%, grade F, #480 of 729 statewide, top 66%, 968 students, 53% FRL); Kingston High School (math 94% / reading 91%, grade A+, #153 of 1,100 statewide, top 14%, 1,856 students, 85% FRL) — zoned schools average 64% FRL vs 45% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.8%/yr); 225 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $106k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $275k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $374,299 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.81% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.55%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $322,180
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Greenkill Ave	0.25mi	4/3.0	1,628 (-10%)	7mo	$385,000	$236	66
96 Cedar St	0.17mi	3/2.0 (-1)	1,980 (+9%)	8mo	$350,500	$177	60
12 Ora Pl	0.44mi	4/—	1,968 (+9%)	7mo	$230,000	$117	59
29 Henry St	0.30mi	3/2.0 (-1)	1,636 (-10%)	3mo	$237,500	$145	59
101 Bruyn Ave	0.67mi	3/2.0 (-1)	1,818 (+0%)	0mo	$300,000	$165	59
192 Washington Ave	0.57mi	3/2.0 (-1)	1,682 (-7%)	2mo	$399,000	$237	51
88 W O'reilly St	0.53mi	3/— (-1)	1,961 (+8%)	15mo	$350,000	$178	44
30 Andrew St	0.73mi	4/2.0	1,653 (-9%)	4mo	$335,000	$203	44

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 · 7.81% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.29×
• Total profit: $136,915
• Equity at exit: $56,659

10-year hold

• IRR: 39.1%
• Equity multiple: 5.59×
• Total profit: $488,753
• Equity at exit: $32,855

Cash invested: $106,400 (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 12401

• Rents YoY: 7.8%
• Active inventory: 225
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $6,876 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$661 /mo · $7,929/yr
• Insurance: −$158
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,444
• Net cashflow: $2,565

Break-even live

Break-even rent $3,630

Max offer price $379,999

Occupancy floor 58%

Sensitivity live

Price	-10% $2,780	-5% $2,672	+0% $2,565	+5% $2,457	+10% $2,350
Rent	-10% $2,021	-5% $2,293	+0% $2,565	+5% $2,836	+10% $3,108
Rate	-1.0pp $2,756	-0.5pp $2,661	base $2,565	+0.5pp $2,466	+1.0pp $2,366

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$6,876
Total (3 units)			$6,876

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-19
   days on market $379,999 Active 21 DOM
2. 2026-06-18
   days on market $379,999 Active 20 DOM
3. 2026-06-17
   days on market $379,999 Active 19 DOM
4. 2026-06-16
   days on market $379,999 Active 18 DOM
5. 2026-06-15
   days on market $379,999 Active 17 DOM
6. 2026-06-14
   days on market $379,999 Active 15 DOM
7. 2026-06-12
   days on market $379,999 Active 14 DOM
8. 2026-06-09
   days on market $379,999 Active 11 DOM
9. 2026-06-08
   days on market $379,999 Active 10 DOM
10. 2026-06-07
    days on market $379,999 Active 9 DOM
11. 2026-06-03
    days on market $379,999 Active 5 DOM
12. 2026-06-02
    days on market $379,999 Active 4 DOM
13. 2026-06-01
    days on market $379,999 Active 3 DOM
14. 2026-05-31
    days on market $379,999 Active 2 DOM
15. 2026-05-30
    statusdays on market $379,999 Active 1 DOM
16. 2026-05-16
    historical $379,999

    Show marketing remark (956 chars)

    INVESTMENT OPPORTUNITY IN THE HEART OF KINGSTON! This triplex at 171 Greenkill Avenue offers a fantastic opportunity for investors or owner-occupants looking to add to their portfolio. Featuring three residential units with a mix of one- and two-bedroom layouts, this property provides flexibility and long-term potential. Conveniently located near local shops, restaurants, parks, public transportation, and major commuter routes, the property offers easy access to everything Kingston has to offer. Recent improvements include updated kitchens, flooring, bathrooms, lighting, appliances, plumbing updates, interior painting, exterior drainage work, and sewer line replacement, providing a solid foundation for future ownership. The property also features off-street parking with a garage, public water and sewer, and separate living spaces across all three units. Situated on a . 18-acre lot, this multi-family property presents an excellent opportunity.

17. 2026-05-16
    historical $379,999 956-char remark

    Show marketing remark (956 chars)

    INVESTMENT OPPORTUNITY IN THE HEART OF KINGSTON! This triplex at 171 Greenkill Avenue offers a fantastic opportunity for investors or owner-occupants looking to add to their portfolio. Featuring three residential units with a mix of one- and two-bedroom layouts, this property provides flexibility and long-term potential. Conveniently located near local shops, restaurants, parks, public transportation, and major commuter routes, the property offers easy access to everything Kingston has to offer. Recent improvements include updated kitchens, flooring, bathrooms, lighting, appliances, plumbing updates, interior painting, exterior drainage work, and sewer line replacement, providing a solid foundation for future ownership. The property also features off-street parking with a garage, public water and sewer, and separate living spaces across all three units. Situated on a . 18-acre lot, this multi-family property presents an excellent opportunity.

18. 2026-03-25
    price $394,999
19. 2025-12-03
    price $399,999
20. 2025-10-28
    listed $415,000 Active
21. 2025-10-28
    historical
22. 2025-10-20
    price $415,000
23. 2025-10-20
    price $415,000
24. 2025-07-11
    price $425,000
25. 2025-07-11
    price $425,000
26. 2025-04-10
    price $440,000
27. 2025-04-10
    price $440,000
28. 2025-02-27
    listed $450,000 Active
29. 2025-02-26
    listed $450,000 Active
30. 2024-11-14
    status Active
31. 2024-11-06
    historical Active Under Contract
32. 2024-10-22
    price $450,000
33. 2024-09-11
    status Active
34. 2024-07-18
    historical
35. 2024-06-06
    price $455,000
36. 2024-06-04
    price $455,000
37. 2024-05-20
    listed $465,000 Active
38. 2024-04-25
    price $465,000
39. 2024-03-26
    listed $475,000 Active
40. 2023-11-18
    price $475,000
41. 2023-10-18
    price $485,000
42. 2023-09-28
    price $490,000
43. 2023-09-08
    price $495,000
44. 2023-08-09
    listed $499,000 Active
45. 2022-08-31
    soldstatus $275,000
46. 2022-08-12
    soldstatus $275,000 Sold
47. 2022-04-15
    status Pending (Continue To Show)
48. 2022-03-31
    listed $289,900 Active
49. 2021-03-19
    listed $279,900

ⓘ 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: $7,929 · $661/mo
• Projected year-2 tax: $7,929 · $661/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $82,512
• − Mortgage interest: −$21,286
• − Property taxes: −$7,929
• − Insurance: −$2,566
• − Repairs & maintenance: −$6,601
• − Management: −$6,601
• − Depreciation: −$11,055
• Taxable income: $26,475
• Est. tax owed @ 24.0%: −$6,354
• After-tax cash flow: $24,422/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: Kingston City School District
• NCES district ID: 3616290
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $52,586
• Composite: 44.22/100
• National rank: #2849
• State rank: #355 of 590 in NY

Livability — Kingston

• Score: 82/100
• State rank: #74
• US rank: #1143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, NY
• County: Ulster County · 56,183 people
• City population: 35,136
• Metro: Kingston, NY
• Population (ZIP): 35,136
• Household income: $69,305
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 2045.0

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Black 11% Two or more races 10% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.90%
• Current HPI: 369.1984
• Rent YoY: ▲ 7.81%
• Metro: Kingston, 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

+35.8% since first listed

34 events — show timeline

• 2026-05-16 Coming Soon $379,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $379,999 HVCRMLS
• 2026-03-25 Price Changed $394,999 HVCRMLS
• 2025-12-03 Price Changed $399,999 HVCRMLS
• 2025-10-28 Listed $415,000 HVCRMLS
• 2025-10-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $415,000 HVCRMLS
• 2025-10-20 Price Changed $415,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $425,000 HVCRMLS
• 2025-07-11 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-10 Price Changed $440,000 HVCRMLS
• 2025-04-10 Price Changed $440,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-27 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-26 Listed $450,000 HVCRMLS
• 2024-11-14 Relisted — HVCRMLS
• 2024-11-06 Contingent — HVCRMLS
• 2024-10-22 Price Changed $450,000 HVCRMLS
• 2024-09-11 Relisted — HVCRMLS
• 2024-07-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-06-06 Price Changed $455,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-04 Price Changed $455,000 HVCRMLS
• 2024-05-20 Listed $465,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-25 Price Changed $465,000 HVCRMLS
• 2024-03-26 Listed $475,000 HVCRMLS
• 2023-11-18 Price Changed $475,000 HVCRMLS
• 2023-10-18 Price Changed $485,000 HVCRMLS
• 2023-09-28 Price Changed $490,000 HVCRMLS
• 2023-09-08 Price Changed $495,000 HVCRMLS
• 2023-08-09 Listed $499,000 HVCRMLS
• 2022-08-31 Sold (Public Records) $275,000 Public Records
• 2022-08-12 Sold (MLS) $275,000 HVCRMLS
• 2022-04-15 Pending — HVCRMLS
• 2022-03-31 Listed $289,900 HVCRMLS
• 2021-03-19 Listed $279,900 HVCRMLS

Property tax history

+7.0%/yr

Latest (2025): $7,929 · +8.7% YoY. Source: county tax records.