60 Lent St · Poughkeepsie, NY 12601

$299,000

5 bd · 2.5 ba · 1,412 sqft · MultiFamily public records · 145 Days on market

Built 1910 4,792 sqft lot

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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 +24.5/30.0
• 1% rule +7.9/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• 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: 2 units. confirmed

Listing remarks

Welcome to 60 Lent Street in Poughkeepsie! This two-family home offers space, flexibility, and excellent potential for investors or owner-occupants alike. The first-floor unit features 3 bedrooms, 1 full bath, and 1 half bath, along with a bright living room, formal dining room, and spacious kitchen. The second-floor unit offers 2 bedrooms, 1 full bath, a pantry, dining room, and comfortable living area. Additional highlights include a full walk-up attic, full basement, and a 2-car detached garage with extra storage, plus driveway parking. Located close to transportation, shops, restaurants, and just minutes from the Mid-Hudson Bridge, this property is perfect for those seeking a home with

Key facts

• Income potential
• Full walk up attic
• Full basement

Tags

• FULL WALK UP ATTIC
• FULL BASEMENT
• DETACHED GARAGE
• DRIVEWAY PARKING
• MINUTES FROM MID HUDSON BRIDGE
• INCOME POTENTIAL

Property features AI

Exterior

• Parking: Driveway; Detached 2-car garage
• Utilities: Electricity connected (Central Hudson); Natural gas connected; Public sewer; Water connected
• Home design: Duplex
• Construction: Frame construction; Full basement; Full attic
• Exterior features: Garage(s); Not waterfront

Interior

• Kitchen: Eat-in kitchen(s)
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Eat-in kitchen; Entrance foyer; Formal dining room; Pantry; Storage; Covered porch
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 1×2bd/2.0ba + 1×3bd/1.5ba units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive. Per door: $151/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.4% in Poughkeepsie — 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 78/100 on livability (#165 in NY, #2,577 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D+, crime F.
• Poughkeepsie City School District (suburban): math 29% / reading 42% proficiency, ranked #559 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• At $3,872/mo this rent would consume 73% of the median local household income ($64k/yr) (locally 2891% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $51k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $299k implies a 1096% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $314/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Crime grade is F 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?
10. 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.
11. 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.
12. 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: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-26,139
• Equity at exit: $44,582

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $14,857
• Equity at exit: $25,852

Cash invested: $83,720 (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 12601

• Rents YoY: 3.7%
• Active inventory: 189
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,872 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$751 /mo · $9,013/yr
• Insurance: −$125
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $301

Break-even live

Break-even rent $3,490

Max offer price $299,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,837
1× unit	3	1.5	$2,035
Total (2 units)			$3,872

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Winnikee Ave Unit 3 Poughkeepsie, NY	6.0	3.0	1012	$1,975	$1.95	14d	1	0.14mi
43 High St Unit 1 Poughkeepsie, NY	4.0	1.0	1250	$2,300	$1.84	23d	1	0.48mi
139 N Hamilton St Unit 2 Poughkeepsie, NY	4.0	1.0	955	$1,900	$1.99	14d	1	0.52mi

Listing history 12 events

1. 2026-06-05
   statusdays on market $299,000 Pending 145 DOM
2. 2026-06-03
   days on market $299,000 Active 144 DOM
3. 2026-06-02
   days on market $299,000 Active 143 DOM
4. 2026-06-01
   days on market $299,000 Active 142 DOM
5. 2026-05-31
   days on market $299,000 Active 141 DOM
6. 2026-05-30
   days on market $299,000 Active 140 DOM
7. 2026-05-19
   price $299,000
8. 2026-05-19
   status Active
9. 2026-02-24
   status Pending
10. 2025-12-20
    price $329,000
11. 2025-10-13
    listed $350,000 Active
12. 1972-12-01
    soldstatus $25,000

ⓘ 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: $9,013 · $751/mo
• Projected year-2 tax: $9,013 · $751/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 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,464
• − Mortgage interest: −$16,749
• − Property taxes: −$9,013
• − Insurance: −$5,260
• − Repairs & maintenance: −$3,717
• − Management: −$3,717
• − Depreciation: −$8,698
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $3,783/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: Poughkeepsie City School District
• NCES district ID: 3623760
• Math proficiency: 29% ▲ 5.00%
• Reading proficiency: 42% ▲ 12.00%
• Median HH income: $39,159
• Composite: 29.68/100
• National rank: #6459
• State rank: #559 of 590 in NY

Livability — Poughkeepsie

• Score: 78/100
• State rank: #165
• US rank: #2577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poughkeepsie, NY
• County: Dutchess County · 188,048 people
• City population: 86,468
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 44,164
• Household income: $63,652
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2891.0

Population outlook (Dutchess County) Hauer SSP2

• Today (2025): 291,768 people
• By 2030: 287,131 · -1.6%
• By 2040: 274,881 · -5.8%
• By 2050: 259,971 · -10.9%
• By 2075: 235,366 · -19.3%
• By 2100: 208,786 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Black 24% Hispanic / Latino 22% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 79% English-only · Spanish 15% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Dutchess

• 2024 margin: Lean D (+5.4) · D 52.7% · R 47.3%
• 2008→2024 swing: -3.2pp toward R · 2008: 8.6pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+9.6 2016: R+1.1 2012: D+6.6 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.62%
• Current HPI: 293.9789
• Rent YoY: ▲ 3.67%
• 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

+1096.0% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-20 Price Changed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-13 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 1972-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $9,013 · +4.8% YoY. Source: county tax records.