22 E Broome St · Port Jervis, NY 12771

$419,900

5 bd · 4.0 ba · 3,494 sqft · MultiFamily public records · 48 Days on market

Built 1840 9,108 sqft lot $120/sqft · 36% below area Est $652k · 36% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

A/0 No Further showings at this time. PRICE REDUCED BY $40,000 - WAS $460,000 NOW $419,900 FOR QUICK "AS IS" FULL PRICE ONLY OFFERS! HUGE INVESTMENT OPPORTUNITY - EARN 8.3% ROI AFTER ALL EXPENSES $35,000 NET ANNUAL INCOME. Gross Income $55,800!! This Triplex includes a newly restored huge Beautiful 2nd Floor 3BR - 2 Full Bathroom 1560 SF Apartment which we could rent for at least $2200 but have left vacant for new buyer convenience. Two first floor apartments fully rented out along with a Garage which is rented for $3,000 per year. Lots of off street parking and large back yard. Located in the very best residential neighborhood uptown and out of any flood zone. This is a remarkab

Key facts

• Newly restored
• Off street parking
• Large back yard

Tags

• NEWLY RESTORED
• LARGE BACK YARD
• OFF STREET PARKING
• RESIDENTIAL NEIGHBORHOOD
• OUT OF ANY FLOOD ZONE

Property features AI

Exterior

• Parking: Driveway parking; Garage parking; Total parking for 6 vehicles; 2-car garage
• Utilities: Public sewer; Water connected; Natural gas connected; Electricity connected; Cable connected; Trash collection (public)
• Home design: Triplex; Estimated condition
• Construction: Frame construction; Partial unfinished basement; Crawl attic
• Exterior features: Back yard

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: Two 1-bedroom units; One 3-bedroom unit
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Entrance foyer; Formal dining; Original details; Covered porch; Deck
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $420k).
• Recommended offer: $407k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: housing C-, crime D+, employment F.
• 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.
• Zoned schools: Anna S Kuhl Elementary School (math 35% / reading 49%, grade F, #1,361 of 2,108 statewide, top 67%, 755 students, 63% FRL); Port Jervis Middle School (math 22% / reading 35%, grade F, #569 of 729 statewide, top 78%, 379 students, 59% FRL); Port Jervis Senior High School (math 87% / reading 95%, grade A+, #203 of 1,100 statewide, top 20%, 750 students, 55% FRL).
• Market conditions: 107 active listings in the ZIP; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $7,582/mo this rent would consume 134% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $118k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $300k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $407,303 (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. 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 1840 — 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 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: 1.81% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.94%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $652,340
• List price: $419,900
• Delta: -35.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 E Broome St	0.01mi	5/3.0	3,174 (-9%)	22mo	$350,000	$110	62
51 Canal St	0.34mi	4/4.0 (-1)	3,824 (+9%)	22mo	$475,000	$124	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.12×
• Total profit: $131,382
• Equity at exit: $62,608

10-year hold

• IRR: 34.5%
• Equity multiple: 4.16×
• Total profit: $371,441
• Equity at exit: $36,305

Cash invested: $117,572 (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: 13.8×

Monthly cashflow live

• Estimated rent: $7,582 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$483 /mo · $5,797/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,592
• Net cashflow: $3,130

Break-even live

Break-even rent $3,620

Max offer price $419,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$7,581
Total (3 units)			$7,582

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $419,900 Active 48 DOM
2. 2026-06-17
   days on market $419,900 Active 47 DOM
3. 2026-06-16
   days on market $419,900 Active 46 DOM
4. 2026-06-15
   days on market $419,900 Active 45 DOM
5. 2026-06-14
   days on market $419,900 Active 43 DOM
6. 2026-06-13
   days on market $419,900 Active 42 DOM
7. 2026-06-10
   days on market $419,900 Active 40 DOM
8. 2026-06-09
   days on market $419,900 Active 39 DOM
9. 2026-06-08
   days on market $419,900 Active 38 DOM
10. 2026-06-07
    days on market $419,900 Active 37 DOM
11. 2026-06-03
    days on market $419,900 Active 33 DOM
12. 2026-06-02
    days on market $419,900 Active 32 DOM
13. 2026-06-01
    days on market $419,900 Active 31 DOM
14. 2026-05-31
    days on market $419,900 Active 30 DOM
15. 2026-05-30
    days on market $419,900 Active 29 DOM
16. 2026-05-01
    listed $460,000 Active 598-char remark
17. 2024-10-07
    soldstatus $300,000
18. 2015-11-13
    historical Temporarily off Market
19. 2015-10-24
    listed Active
20. 2012-12-31
    historical
21. 2012-06-04
    listed
22. 2005-02-07
    soldstatus $136,740
23. 1989-12-29
    soldstatus $105,000
24. 1987-09-18
    soldstatus $99,500

ⓘ 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: $5,797 · $483/mo
• Projected year-2 tax: $6,447 · $537/mo
• Expected delta: +$650/yr (+$54/mo · 11.2%)

ⓘ 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 8 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $90,984
• − Mortgage interest: −$23,521
• − Property taxes: −$5,797
• − Insurance: −$2,100
• − Repairs & maintenance: −$7,279
• − Management: −$7,279
• − Depreciation: −$12,215
• Taxable income: $32,794
• Est. tax owed @ 24.0%: −$7,871
• After-tax cash flow: $29,686/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

+322.0% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $419,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $460,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-07 Sold (Public Records) $300,000 Public Records
• 2015-11-13 Delisted — HGMLS
• 2015-10-24 Listed — HGMLS
• 2012-12-31 Delisted — HGMLS
• 2012-06-04 Listed — HGMLS
• 2005-02-07 Sold (Public Records) $136,740 Public Records
• 1989-12-29 Sold (Public Records) $105,000 Public Records
• 1987-09-18 Sold (Public Records) $99,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $5,797 · +6.3% YoY. Source: county tax records.