25 Pierpont Ave · Gardnertown, NY 12550

$230,000

3 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 98 Days on market

Built 1910 0.44 ac lot $163/sqft · 45% below area Est $420k · 45% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 25 N Pierpont Ave - a home full of character, charm, and opportunity. Set on a rare double lot, this property offers exceptional outdoor space with room for expansion, gardening, or the creation of your ideal backyard setup. Located in a convenient central location close to shops, restaurants, and everyday amenities, the setting combines space with accessibility. Inside, the home features a classic layout with timeless details throughout. While the property is in need of updates, it presents a strong opportunity for buyers to bring their vision to life and build equity. Customize a home to your taste. This is a value-driven opportunity with significant upside.

Key facts

• Outdoor entertaining
• Central location
• Space for gardening

Tags

• DOUBLE LOT
• CENTRAL LOCATION
• OUTDOOR ENTERTAINING
• SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.4% in Gardnertown — 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 68/100 on livability (#522 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: cost of living D, schools D-, amenities F.
• Newburgh City School District (suburban): math 33% / reading 48% proficiency, ranked #500 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 383 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $230k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $419,817
• List price: $230,000
• Delta: -45.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Brookside Ave	0.37mi	3/2.0	1,460 (+4%)	2mo	$440,000	$301	71
65 Poplar St	0.57mi	3/2.5	1,416 (+1%)	10mo	$300,000	$212	58
62 Poplar St	0.55mi	3/1.5	1,272 (-10%)	2mo	$385,000	$303	54
145 Wisner Ave	0.52mi	3/1.5	1,333 (-5%)	14mo	$350,000	$263	53
14 Cathy Dr	0.48mi	4/2.0 (+1)	1,312 (-7%)	7mo	$345,450	$263	51
63 Poplar St	0.58mi	3/1.0	1,232 (-12%)	2mo	$260,000	$211	51
149 Wisner Ave	0.51mi	3/1.0	1,253 (-11%)	10mo	$310,000	$247	49
42 Maple St	0.64mi	3/1.0	1,322 (-6%)	13mo	$345,000	$261	49
13 Poplar St	0.62mi	4/2.0 (+1)	1,296 (-8%)	0mo	$350,000	$270	48
76 Poplar St	0.55mi	3/1.0	1,250 (-11%)	17mo	$189,000	$151	42
18 Edgewood Ter	0.59mi	3/1.0	1,205 (-14%)	16mo	$250,000	$207	35
103 Plank	0.74mi	3/1.0	1,220 (-13%)	12mo	$387,000	$317	33

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-6,634
• Equity at exit: $34,294

10-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $17,833
• Equity at exit: $19,886

Cash invested: $64,400 (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 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 383
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $576

Break-even live

Break-even rent $1,841

Max offer price $230,000

Occupancy floor 73%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	23d	1	0.58mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	23d	1	0.81mi
61 Stewart Ave Newburgh, NY	2.0	1.0	975	$2,295	$2.35	44d	1	0.86mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	23d	1	0.89mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	14d	1	1.03mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	44d	1	1.15mi

Listing history 20 events

1. 2026-06-17
   status $230,000 Pending 98 DOM
2. 2026-06-17
   days on market $230,000 Active 98 DOM
3. 2026-06-16
   days on market $230,000 Active 97 DOM
4. 2026-06-15
   days on market $230,000 Active 96 DOM
5. 2026-06-14
   days on market $230,000 Active 94 DOM
6. 2026-06-13
   days on market $230,000 Active 93 DOM
7. 2026-06-10
   days on market $230,000 Active 91 DOM
8. 2026-06-09
   days on market $230,000 Active 90 DOM
9. 2026-06-08
   days on market $230,000 Active 89 DOM
10. 2026-06-07
    days on market $230,000 Active 88 DOM
11. 2026-06-03
    days on market $230,000 Active 84 DOM
12. 2026-06-02
    days on market $230,000 Active 83 DOM
13. 2026-06-01
    days on market $230,000 Active 82 DOM
14. 2026-05-31
    days on market $230,000 Active 81 DOM
15. 2026-05-30
    days on market $230,000 Active 80 DOM
16. 2026-05-19
    price $230,000 682-char remark

    Show marketing remark (682 chars)

    Welcome to 25 N Pierpont Ave - a home full of character, charm, and opportunity. Set on a rare double lot, this property offers exceptional outdoor space with room for expansion, gardening, or the creation of your ideal backyard setup. Located in a convenient central location close to shops, restaurants, and everyday amenities, the setting combines space with accessibility. Inside, the home features a classic layout with timeless details throughout. While the property is in need of updates, it presents a strong opportunity for buyers to bring their vision to life and build equity. Customize a home to your taste. This is a value-driven opportunity with significant upside.

17. 2026-04-24
    price $249,900 682-char remark

    Show marketing remark (682 chars)

    Welcome to 25 N Pierpont Ave - a home full of character, charm, and opportunity. Set on a rare double lot, this property offers exceptional outdoor space with room for expansion, gardening, or the creation of your ideal backyard setup. Located in a convenient central location close to shops, restaurants, and everyday amenities, the setting combines space with accessibility. Inside, the home features a classic layout with timeless details throughout. While the property is in need of updates, it presents a strong opportunity for buyers to bring their vision to life and build equity. Customize a home to your taste. This is a value-driven opportunity with significant upside.

18. 2026-04-03
    price $289,999 682-char remark

    Show marketing remark (682 chars)

    Welcome to 25 N Pierpont Ave - a home full of character, charm, and opportunity. Set on a rare double lot, this property offers exceptional outdoor space with room for expansion, gardening, or the creation of your ideal backyard setup. Located in a convenient central location close to shops, restaurants, and everyday amenities, the setting combines space with accessibility. Inside, the home features a classic layout with timeless details throughout. While the property is in need of updates, it presents a strong opportunity for buyers to bring their vision to life and build equity. Customize a home to your taste. This is a value-driven opportunity with significant upside.

19. 2026-03-10
    listed $299,999 Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to 25 N Pierpont Ave - a home full of character, charm, and opportunity. Set on a rare double lot, this property offers exceptional outdoor space with room for expansion, gardening, or the creation of your ideal backyard setup. Located in a convenient central location close to shops, restaurants, and everyday amenities, the setting combines space with accessibility. Inside, the home features a classic layout with timeless details throughout. While the property is in need of updates, it presents a strong opportunity for buyers to bring their vision to life and build equity. Customize a home to your taste. This is a value-driven opportunity with significant upside.

20. 2020-01-31
    soldstatus $60,000

ⓘ 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: $1,830 · $152/mo
• Projected year-2 tax: $2,858 · $238/mo
• Expected delta: +$1,029/yr (+$86/mo · 56.2%)

ⓘ 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 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,838
• − Mortgage interest: −$12,884
• − Property taxes: −$1,830
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$6,691
• Taxable income: $3,350
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $6,105/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: Newburgh City School District
• NCES district ID: 3620700
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $56,387
• Composite: 35.46/100
• National rank: #4927
• State rank: #500 of 590 in NY

Livability — Gardnertown

• Score: 68/100
• State rank: #522
• US rank: #9236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardnertown, NY
• County: Orange County · 267,004 people
• City population: 54,996
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 55,152
• Household income: $85,697
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2412.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 36% Black 20% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Dominican Republic
• Languages at home: 64% English-only · Spanish 30% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -151.93%
• Current HPI: 304.1046
• Rent YoY: ▲ 0.63%
• 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

+283.3% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $289,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $299,999 OneKey® MLS as Distributed by MLS Grid
• 2020-01-31 Sold (Public Records) $60,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,830 · +3.9% YoY. Source: county tax records.