25 E Broome St · Port Jervis, NY 12771

$205,000

4 bd · 1.0 ba · 2,272 sqft · SingleFamily public records · 23 Days on market

Built 1900 3,780 sqft lot Est $386k · 47% under ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• 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

Listing remarks

INVESTOR & HANDYMAN SPECIAL!!! Welcome to 25 E Broome Street, a classic American Victorian-style home located in the heart of historic Port Jervis, New York. This charming 4-bedroom, 1-bath residence sits proudly on a corner lot, offering timeless architectural character and tremendous potential for restoration. The home features brand-new windows (still in their packaging) and a new kitchen also ready to be installed. An excellent opportunity for investors, handymen or an end user with a vision looking to add their own finishing touches while increasing value. With a bit of TLC, this property can easily be transformed into a stunning blend of historic beauty and modern comfort. Ideal

Key facts

• New kitchen
• Proximity to i-84
• Brand new windows

Tags

• CORNER LOT
• BRAND NEW WINDOWS
• NEW KITCHEN
• HISTORIC PORT JERVIS
• PROXIMITY TO I-84
• ACCESS TO NEW YORK CITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.5% 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: 109 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 43% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $201,925 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $386,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Catherine St	0.25mi	4/2.0	2,138 (-6%)	2mo	$250,000	$117	73
1 Ferguson Ave	0.17mi	3/3.0 (-1)	2,334 (+3%)	3mo	$435,000	$186	72
54 Kingston Ave	0.42mi	4/1.5	2,186 (-4%)	3mo	$217,000	$99	70
20 Kingston Ave	0.27mi	4/1.5	2,042 (-10%)	2mo	$368,000	$180	66
67 Sussex St	0.13mi	3/3.0 (-1)	2,426 (+7%)	14mo	$360,000	$148	58
13 Myrtle Ave	0.56mi	4/2.0	2,112 (-7%)	1mo	$377,000	$179	58
21 Brown St	0.37mi	4/2.5	2,200 (-3%)	19mo	$325,000	$148	56
41 W Main St	0.31mi	4/2.0	2,093 (-8%)	15mo	$350,000	$167	55
44 Hammond St	0.12mi	3/2.0 (-1)	1,976 (-13%)	11mo	$285,000	$144	54
30 Sullivan Ave	0.29mi	3/2.0 (-1)	2,016 (-11%)	10mo	$360,000	$179	50
3 Avenue K	0.63mi	4/3.5	2,360 (+4%)	13mo	$505,000	$214	44
205 Avenue M	0.70mi	5/2.0 (+1)	2,500 (+10%)	7mo	$425,000	$170	36

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,506
• Equity at exit: $30,566

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $22,567
• Equity at exit: $17,725

Cash invested: $57,400 (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 12771

• Home prices YoY: -20.1%
• Active inventory: 109
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$380 /mo · $4,558/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $371

Break-even live

Break-even rent $1,950

Max offer price $205,000

Occupancy floor 80%

Sensitivity live

Price	-10% $487	-5% $429	+0% $371	+5% $313	+10% $254
Rent	-10% $179	-5% $275	+0% $371	+5% $466	+10% $562
Rate	-1.0pp $474	-0.5pp $423	base $371	+0.5pp $317	+1.0pp $263

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Ball St Unit 1 Port Jervis, NY	3.0	1.0	1700	$1,850	$1.09	11d	1	0.29mi
49 Orange St Port Jervis, NY	4.0	1.0	1688	$2,200	$1.30	44d	1	0.43mi
11 Grandview Ave Port Jervis, NY	4.0	2.5	1800	$2,850	$1.58	14d	1	0.58mi
200 Avenue H Matamoras, PA	3.0	2.0	2000	$2,700	$1.35	0d	1	0.72mi

Listing history 40 events

1. 2026-06-21
   days on market $205,000 Active 23 DOM
2. 2026-06-18
   days on market $205,000 Active 20 DOM
3. 2026-06-17
   days on market $205,000 Active 19 DOM
4. 2026-06-16
   days on market $205,000 Active 18 DOM
5. 2026-06-15
   days on market $205,000 Active 17 DOM
6. 2026-06-14
   days on market $205,000 Active 15 DOM
7. 2026-06-13
   days on market $205,000 Active 14 DOM
8. 2026-06-10
   days on market $205,000 Active 12 DOM
9. 2026-06-09
   days on market $205,000 Active 11 DOM
10. 2026-06-08
    days on market $205,000 Active 10 DOM
11. 2026-06-07
    days on market $205,000 Active 9 DOM
12. 2026-06-03
    days on market $205,000 Active 5 DOM
13. 2026-06-02
    days on market $205,000 Active 4 DOM
14. 2026-06-01
    days on market $205,000 Active 3 DOM
15. 2026-05-31
    days on market $205,000 Active 2 DOM
16. 2026-03-18
    status Pending
17. 2026-02-26
    listed $199,000 Active
18. 2026-02-26
    historical
19. 2025-12-15
    price $205,000
20. 2025-11-25
    listed $215,000 Active
21. 2025-11-19
    historical
22. 2025-09-05
    historical
23. 2025-06-04
    listed $210,000 Active
24. 2025-05-21
    historical
25. 2025-05-02
    price $224,900
26. 2025-04-09
    price $247,900
27. 2025-03-27
    price $249,900
28. 2025-03-20
    status Active
29. 2025-03-20
    price $259,900
30. 2025-02-03
    price $264,000
31. 2024-11-23
    listed $265,000 Active
32. 2023-12-19
    soldstatus $220,000
33. 2023-11-21
    soldstatus $220,000 Closed
34. 2023-09-20
    status Pending
35. 2023-09-07
    status Active
36. 2023-07-21
    status Pending
37. 2023-05-11
    price $224,999
38. 2023-05-04
    price $238,999
39. 2023-04-11
    price $242,000
40. 2023-01-28
    listed $250,000 Active

ⓘ 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: $4,558 · $380/mo
• Projected year-2 tax: $4,558 · $380/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 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: $29,025
• − Mortgage interest: −$11,483
• − Property taxes: −$4,558
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$5,964
• Taxable income: $1,351
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $4,122/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

-20.4% since first listed

25 events — show timeline

• 2026-03-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-25 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-19 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-04 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-02 Price Changed $224,900 OneKey® MLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $247,900 OneKey® MLS as Distributed by MLS Grid
• 2025-03-27 Price Changed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2025-03-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-20 Price Changed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2025-02-03 Price Changed $264,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-23 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-19 Sold (Public Records) $220,000 Public Records
• 2023-11-21 Sold (MLS) $220,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-09-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-07-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-11 Price Changed $224,999 OneKey® MLS as Distributed by MLS Grid
• 2023-05-04 Price Changed $238,999 OneKey® MLS as Distributed by MLS Grid
• 2023-04-11 Price Changed $242,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-28 Listed $250,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $4,558 · +5.3% YoY. Source: county tax records.