9 Franklin St · Port Jervis, NY 12771

$199,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 191 Days on market

Built 1890 3,500 sqft lot $178/sqft · 23% below area Est $277k · 28% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• 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 MLS

Classic turn of the century colonial in the heart of downtown Port Jervis! Calling all contractors, investors or savvy homebuyers! This home has solid bones and a 3-year-old roof, making it the perfect foundation for your renovation vision, this home offers incredible investment potential in a prime location—just steps from downtown shops, restaurants, the park, and the Metro-North train for an easy NYC commute. Bring your tool belt and your vision to restore this charming home and unlock its value. A rare opportunity in a walkable, fast-growing area of Port Jervis!

Key facts

• Investment potential
• Walkable area
• 3 year old roof

Tags

• TURN OF THE CENTURY COLONIAL
• 3 YEAR OLD ROOF
• INVESTMENT POTENTIAL
• PRIME LOCATION
• WALKABLE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: schools C-, housing C-, crime D+.
• 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.
• Market conditions: 107 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% 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 191 days — a 12% lower offer ($175k) 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 $35k; list at $199k implies a 469% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.01% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $276,780
• List price: $199,000
• Delta: -28.10%
• 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
131 Front St	0.30mi	3/1.0	1,120 (0%)	3mo	$205,000	$183	84
28 Orchard St	0.31mi	3/1.0	1,111 (-1%)	11mo	$207,000	$186	76
11 White St	0.52mi	3/1.0	1,122 (+0%)	11mo	$249,900	$223	67
29 Thompson St	0.31mi	3/1.0	1,200 (+7%)	9mo	$270,000	$225	66
83 W Main St	0.44mi	3/1.0	1,170 (+4%)	8mo	$194,900	$167	66
63 Orange St	0.56mi	3/1.0	1,103 (-2%)	9mo	$235,000	$213	64
66 Canal St	0.60mi	2/1.5 (-1)	1,084 (-3%)	0mo	$300,000	$277	59
201 Ave. N	0.58mi	2/1.5 (-1)	1,104 (-1%)	10mo	$335,000	$303	55
3 Dubois St	0.66mi	3/1.0	1,186 (+6%)	6mo	$339,000	$286	54
12 Reservoir Ave	0.72mi	3/1.0	1,248 (+11%)	9mo	$285,000	$228	40
3 Fall St	0.71mi	3/1.0	980 (-12%)	10mo	$235,000	$240	38
200 Avenue L	0.60mi	2/2.0 (-1)	1,255 (+12%)	8mo	$373,750	$298	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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-20,616
• Equity at exit: $29,672

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,853
• Equity at exit: $17,206

Cash invested: $55,720 (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 12771

• Home prices YoY: -20.1%
• Active inventory: 107
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $182

Break-even live

Break-even rent $1,770

Max offer price $199,000

Occupancy floor 86%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Church St #22 Port Jervis, NY	2.0	1.0	879	$1,700	$1.93	21d	1	0.23mi
39 Church St Port Jervis, NY	1.0–2.0	1.0	685	$1,700	$2.48	14d	2	0.23mi
20 Delaware St Unit A Port Jervis, NY	2.0	1.0	1000	$2,000	$2.00	23d	1	0.26mi
106 Ball St Unit 2 Port Jervis, NY	2.0	1.0	800	$1,875	$2.34	10d	1	0.26mi
106 Ball St #1 Port Jervis, NY	2.0	1.0	1062	$2,000	$1.88	44d	1	0.26mi
131 Front St Port Jervis, NY	3.0	1.0	1200	$2,100	$1.75	22d	1	0.28mi
125 Hammond St Unit A Port Jervis, NY	3.0	1.0	1300	$1,750	$1.35	13d	1	0.31mi
9 King St Port Jervis, NY	2.0	1.0	1080	$1,950	$1.81	19d	1	0.36mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,400	$1.85	21d	1	0.36mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,200	$1.69	13d	1	0.36mi
144 Jersey Ave Unit 2 Port Jervis, NY	2.0	1.0	960	$1,790	$1.86	17d	1	0.41mi
2 Dervend Cir Matamoras, PA	2.0	1.0	960	$1,750	$1.82	1d	1	0.50mi
29 Culvert St Port Jervis, NY	1.0–2.0	1.0	775	$1,850	$2.39	1d	1	0.84mi
29 Culvert St Port Jervis, NY	1.0–2.0	1.0	775	$1,850	$2.39	44d	4	0.84mi
14 Liberty St Unit B Port Jervis, NY	2.0	1.0	1032	$1,700	$1.65	13d	1	1.04mi

Listing history 22 events

1. 2026-06-18
   days on market $199,000 Active 191 DOM
2. 2026-06-17
   days on market $199,000 Active 190 DOM
3. 2026-06-16
   days on market $199,000 Active 189 DOM
4. 2026-06-15
   days on market $199,000 Active 188 DOM
5. 2026-06-14
   days on market $199,000 Active 186 DOM
6. 2026-06-13
   days on market $199,000 Active 185 DOM
7. 2026-06-10
   days on market $199,000 Active 183 DOM
8. 2026-06-09
   days on market $199,000 Active 182 DOM
9. 2026-06-08
   days on market $199,000 Active 181 DOM
10. 2026-06-07
    days on market $199,000 Active 180 DOM
11. 2026-06-03
    days on market $199,000 Active 176 DOM
12. 2026-06-02
    days on market $199,000 Active 175 DOM
13. 2026-06-01
    days on market $199,000 Active 174 DOM
14. 2026-05-31
    days on market $199,000 Active 173 DOM
15. 2026-05-30
    days on market $199,000 Active 172 DOM
16. 2025-12-08
    listed $199,000 Active 578-char remark

    Show marketing remark (578 chars)

    Classic turn of the century colonial in the heart of downtown Port Jervis! Calling all contractors, investors or savvy homebuyers! This home has solid bones and a 3-year-old roof, making it the perfect foundation for your renovation vision, this home offers incredible investment potential in a prime location—just steps from downtown shops, restaurants, the park, and the Metro-North train for an easy NYC commute. Bring your tool belt and your vision to restore this charming home and unlock its value. A rare opportunity in a walkable, fast-growing area of Port Jervis!

17. 2002-08-14
    soldstatus $35,000 131-char remark

    Show marketing remark (131 chars)

    A GEM IN THE ROUGH-THIS HANDYMAN HAS LOTS OF POTENTIAL. GOOD FOR INVESTORS OR FIRST TIME BUYERS - COSMETIC WORK NEEDED SOLD AS-IS

18. 2002-05-22
    historical 131-char remark

    Show marketing remark (131 chars)

    A GEM IN THE ROUGH-THIS HANDYMAN HAS LOTS OF POTENTIAL. GOOD FOR INVESTORS OR FIRST TIME BUYERS - COSMETIC WORK NEEDED SOLD AS-IS

19. 2002-05-22
    price $36,000 131-char remark

    Show marketing remark (131 chars)

    A GEM IN THE ROUGH-THIS HANDYMAN HAS LOTS OF POTENTIAL. GOOD FOR INVESTORS OR FIRST TIME BUYERS - COSMETIC WORK NEEDED SOLD AS-IS

20. 2002-04-23
    listed $35,000 131-char remark

    Show marketing remark (131 chars)

    A GEM IN THE ROUGH-THIS HANDYMAN HAS LOTS OF POTENTIAL. GOOD FOR INVESTORS OR FIRST TIME BUYERS - COSMETIC WORK NEEDED SOLD AS-IS

21. 1997-01-06
    soldstatus $56,000
22. 1989-07-25
    soldstatus $4,500

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $2,978 · $248/mo
• Expected delta: +$385/yr (+$32/mo · 14.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $24,000
• − Mortgage interest: −$11,147
• − Property taxes: −$2,593
• − Insurance: −$1,662
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,789
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $2,430/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

+4322.2% since first listed

7 events — show timeline

• 2025-12-08 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2002-08-14 Sold (MLS) $35,000 HGMLS
• 2002-05-22 Price Changed $36,000 HGMLS
• 2002-05-22 Delisted — HGMLS
• 2002-04-23 Listed $35,000 HGMLS
• 1997-01-06 Sold (Public Records) $56,000 Public Records
• 1989-07-25 Sold (Public Records) $4,500 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,593 · +5.3% YoY. Source: county tax records.