239 W Main St · Goshen, NY 10924

$899,000

8 bd · 4.0 ba · 5,037 sqft · MultiFamily public records · 32 Days on market

Built 1847 10,296 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 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 (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 MLS

Opportunity knocking on this 4 family in heart of Goshen. Good investment seller motivated TENANTS NOT EAGER FOR SALE SO AS MUCH NOTICE AS POSSIBLE. ONLY SERIOUS BUYERS NEED APPLY

Key facts

• 0.24 acre lot
• Built 1847
• Listed 32 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $782/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $899k).
• Recommended offer: $872k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 1.3% in Goshen — 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 75/100 on livability (#246 in NY, #3,863 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, employment A, amenities B+; Watch: commute F, cost of living F.
• Goshen Central School District (suburban): math 38% / reading 47% proficiency, ranked #438 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Scotchtown Avenue School (547 students, 23% FRL); C J Hooker Middle School (math 17% / reading 46%, grade F, #522 of 729 statewide, top 73%, 660 students, 29% FRL); Goshen Central High School (math 94% / reading 74%, grade A, #403 of 1,100 statewide, top 37%, 1,017 students, 32% FRL).
• Zoned-school proficiency averages 58% at this address vs 42% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Goshen Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 100 active listings in the ZIP; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $250k; list at $899k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1847 — 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 $872,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1847 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.5

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $53,639
• Equity at exit: $134,044

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $303,508
• Equity at exit: $77,729

Cash invested: $251,720 (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 10924

• Home prices YoY: -20.4%
• Active inventory: 100
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $11,576 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$927 /mo · $11,129/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,431
• Net cashflow: $3,129

Break-even live

Break-even rent $7,616

Max offer price $899,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$11,576
Total (4 units)			$11,576

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-12-02
   status Pending
2. 2025-10-03
   listed $899,000 Active
3. 2025-09-30
   historical $899,000
4. 2003-01-21
   soldstatus $250,000
5. 2003-01-17
   soldstatus $255,000 180-char remark

   Show marketing remark (180 chars)

   Opportunity knocking on this 4 family in heart of Goshen. Good investment seller motivated TENANTS NOT EAGER FOR SALE SO AS MUCH NOTICE AS POSSIBLE. ONLY SERIOUS BUYERS NEED APPLY

6. 2002-10-28
   price $284,900 180-char remark

   Show marketing remark (180 chars)

   Opportunity knocking on this 4 family in heart of Goshen. Good investment seller motivated TENANTS NOT EAGER FOR SALE SO AS MUCH NOTICE AS POSSIBLE. ONLY SERIOUS BUYERS NEED APPLY

7. 2002-10-28
   historical 180-char remark

   Show marketing remark (180 chars)

   Opportunity knocking on this 4 family in heart of Goshen. Good investment seller motivated TENANTS NOT EAGER FOR SALE SO AS MUCH NOTICE AS POSSIBLE. ONLY SERIOUS BUYERS NEED APPLY

8. 2002-01-27
   listed $255,000 180-char remark

   Show marketing remark (180 chars)

   Opportunity knocking on this 4 family in heart of Goshen. Good investment seller motivated TENANTS NOT EAGER FOR SALE SO AS MUCH NOTICE AS POSSIBLE. ONLY SERIOUS BUYERS NEED APPLY

ⓘ 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: $11,129 · $927/mo
• Projected year-2 tax: $13,161 · $1,097/mo
• Expected delta: +$2,032/yr (+$169/mo · 18.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $138,912
• − Mortgage interest: −$50,358
• − Property taxes: −$11,129
• − Insurance: −$4,495
• − Repairs & maintenance: −$11,113
• − Management: −$11,113
• − Depreciation: −$26,153
• Taxable income: $24,551
• Est. tax owed @ 24.0%: −$5,892
• After-tax cash flow: $31,651/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: Goshen Central School District
• NCES district ID: 3612330
• Math proficiency: 38% ▼ -19.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $85,528
• Composite: 39.93/100
• National rank: #3848
• State rank: #438 of 590 in NY

Livability — Goshen

• Score: 75/100
• State rank: #246
• US rank: #3863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goshen, NY
• Population (ZIP): 13,612

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 9% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 8% Dominican 4%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 14% Other Indo-European 2% Chinese 1%

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: ▼ -69.16%
• Current HPI: 269.3057
• Rent YoY: —
• Metro: —
• 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

+252.5% since first listed

8 events — show timeline

• 2025-12-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Coming Soon $899,000 OneKey® MLS as Distributed by MLS Grid
• 2003-01-21 Sold (Public Records) $250,000 Public Records
• 2003-01-17 Sold (MLS) $255,000 HGMLS
• 2002-10-28 Delisted — HGMLS
• 2002-10-28 Price Changed $284,900 HGMLS
• 2002-01-27 Listed $255,000 HGMLS

Property tax history

+1.1%/yr

Latest (2025): $11,129 · +1.3% YoY. Source: county tax records.