59 Gill St. St · Kingston, NY 12401

$325,000

4 bd · 2.0 ba · 1,897 sqft · MultiFamily public records · 365 Days on market

Built 1900 Poor condition 3,484 sqft lot $171/sqft · 38% below area Est $525k · 38% 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 +4.9/10.0
• Rent growth +4.5/5.0
• Livability +4.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This is an older style home with ample room for a large family and an above ground basement studio apartment featuring walk out to both front walk and good sized back yard. Would work well as an income property or an owner occupied home with a basement rental to pay the mortgage.

Key facts

• Walking distance
• Brick home
• 3,484 sq ft lot

Tags

• BRICK HOME
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $325k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#74 in NY, #1,143 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-.
• Kingston City School District (urban): math 44% / reading 59% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kingston High School (math 94% / reading 91%, grade A+, #153 of 1,100 statewide, top 14%, 1,856 students, 85% FRL) — zoned schools average 85% FRL vs 45% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 92% at this address vs 52% district-wide (+41 pts) — the actual schools serving this property are materially stronger than the Kingston City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.8%/yr); 388 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $91k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $74k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $325k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.13% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.62%
• DSCR: 2.50
• GRM: 3.9

CMA / ARV

• ARV (median comp): $525,129
• List price: $325,000
• Delta: -38.11%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Sycamore St	0.10mi	5/2.0 (+1)	1,887 (-0%)	14mo	$250,000	$132	78
43 2nd Ave	0.47mi	5/— (+1)	2,038 (+7%)	2mo	$360,000	$177	59
11 Third	0.42mi	5/2.0 (+1)	2,016 (+6%)	8mo	$465,000	$231	59
36 Post St	0.65mi	3/2.0 (-1)	1,764 (-7%)	16mo	$450,000	$255	40
117 Newkirk Ave	0.50mi	3/3.0 (-1)	1,631 (-14%)	14mo	$455,500	$279	33
59 2nd Ave	0.48mi	3/3.0 (-1)	1,675 (-12%)	21mo	$275,000	$164	31

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 · 7.81% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 2.56×
• Total profit: $141,814
• Equity at exit: $48,459

10-year hold

• IRR: 43.9%
• Equity multiple: 6.38×
• Total profit: $489,318
• Equity at exit: $28,100

Cash invested: $91,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 4 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $527,000 ($248/sqft)
• Median days on market: 24 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12401

• Rents YoY: 7.8%
• Active inventory: 388
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $6,915 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$1,074 /mo · $12,884/yr
• Insurance: −$135
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,452
• Net cashflow: $2,494

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$6,915
Total (3 units)			$6,915

Break-even live

Break-even rent $3,758

Max offer price $325,000

Occupancy floor 59%

Sensitivity live

Price	-10% $2,678	-5% $2,586	+0% $2,494	+5% $2,402	+10% $2,310
Rent	-10% $1,948	-5% $2,221	+0% $2,494	+5% $2,767	+10% $3,040
Rate	-1.0pp $2,658	-0.5pp $2,577	base $2,494	+0.5pp $2,410	+1.0pp $2,324

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: $81,250
• Closing costs: $9,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Sycamore St Unit 1 Kingston, NY	2.0	1.0	800	$2,400	$3.00	119d	1	0.08mi
111 Hudson Valley Lndg Kingston, NY	2.0	1.0	900	$1,852	$2.06	0d	8	0.39mi
170 Delaware Ave #1 Kingston, NY	2.0	1.0	—	$1,925	—	0d	1	0.44mi
13 2nd Ave Kingston, NY	2.0	1.0	753	$1,800	$2.39	109d	1	0.47mi
79 Broadway Unit 1 Kingston, NY	2.0	1.0	750	$2,000	$2.67	6d	1	0.61mi
17 Hooker St Kingston, NY	2.0	2.0	1280	$2,800	$2.19	6d	1	0.75mi
180 W Chestnut St Kingston, NY	1.0–2.0	1.0–2.0	875	$1,850	$2.11	0d	4	0.94mi
180-182 Broadway Port Ewen, NY	2.0	1.0	600	$1,900	$3.17	119d	1	1.22mi
156 Doris St Staatsburg, NY	4.0	2.0	1564	$3,750	$2.40	119d	1	1.49mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer200+ amp electric service
• Home design: Multi family residential income property
• Construction: Brick constructionAsphalt roof
• Exterior features: Back yardCity lotPublic maintained road accessCity street frontage

Interior

• Kitchen: RangeRefrigerator
• Flooring: CarpetLinoleum
• Heating & cooling: Hot water heatingSteam heatingOil heating
• Interior features: RangeRefrigerator

Listing history 50 events

1. 2026-07-27
   days on market $325,000 Active 365 DOM
2. 2026-07-25
   days on market $325,000 Active 363 DOM
3. 2026-07-23
   days on market $325,000 Active 361 DOM
4. 2026-07-22
   days on market $325,000 Active 360 DOM
5. 2026-07-21
   days on market $325,000 Active 359 DOM
6. 2026-07-18
   days on market $325,000 Active 356 DOM
7. 2026-07-16
   days on market $325,000 Active 354 DOM
8. 2026-07-16
   days on market $325,000 Active 353 DOM
9. 2026-07-14
   days on market $325,000 Active 352 DOM
10. 2026-07-13
    days on market $325,000 Active 351 DOM
11. 2026-07-12
    days on market $325,000 Active 350 DOM
12. 2026-07-11
    days on market $325,000 Active 349 DOM
13. 2026-07-10
    days on market $325,000 Active 348 DOM
14. 2026-07-09
    days on market $325,000 Active 347 DOM
15. 2026-07-08
    days on market $325,000 Active 346 DOM
16. 2026-07-07
    days on market $325,000 Active 345 DOM
17. 2026-07-06
    days on market $325,000 Active 344 DOM
18. 2026-07-05
    days on market $325,000 Active 343 DOM
19. 2026-07-04
    days on market $325,000 Active 342 DOM
20. 2026-07-03
    days on market $325,000 Active 341 DOM
21. 2026-07-02
    days on market $325,000 Active 340 DOM
22. 2026-07-01
    days on market $325,000 Active 339 DOM
23. 2026-06-30
    days on market $325,000 Active 338 DOM
24. 2026-06-29
    days on market $325,000 Active 337 DOM
25. 2026-06-28
    days on market $325,000 Active 336 DOM
26. 2026-06-28
    days on market $325,000 Active 335 DOM
27. 2026-06-27
    days on market $325,000 Active 334 DOM
28. 2026-06-26
    days on market $325,000 Active 333 DOM
29. 2026-06-22
    days on market $325,000 Active 330 DOM
30. 2026-06-19
    days on market $325,000 Active 327 DOM
31. 2026-06-18
    days on market $325,000 Active 326 DOM
32. 2026-06-17
    days on market $325,000 Active 325 DOM
33. 2026-06-16
    days on market $325,000 Active 324 DOM
34. 2026-06-15
    days on market $325,000 Active 323 DOM
35. 2026-06-14
    days on market $325,000 Active 321 DOM
36. 2026-06-12
    days on market $325,000 Active 320 DOM
37. 2026-06-09
    days on market $325,000 Active 317 DOM
38. 2026-06-08
    days on market $325,000 Active 316 DOM
39. 2026-06-07
    days on market $325,000 Active 315 DOM
40. 2026-06-03
    days on market $325,000 Active 311 DOM
41. 2026-06-02
    days on market $325,000 Active 310 DOM
42. 2026-06-01
    days on market $325,000 Active 309 DOM
43. 2026-05-31
    days on market $325,000 Active 308 DOM
44. 2026-05-30
    days on market $325,000 Active 307 DOM
45. 2025-11-09
    price $325,000
46. 2025-10-04
    price $275,000
47. 2025-08-19
    price $299,999
48. 2025-07-28
    listed $399,000 Active
49. 2021-02-16
    listed $275,000
50. 2019-03-01
    soldstatus $150,000

ⓘ 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: $12,884 · $1,074/mo
• Projected year-2 tax: $12,884 · $1,074/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $82,980
• − Mortgage interest: −$18,205
• − Property taxes: −$12,884
• − Insurance: −$2,292
• − Repairs & maintenance: −$6,638
• − Management: −$6,638
• − Depreciation: −$9,455
• Taxable income: $26,869
• Est. tax owed @ 24.0%: −$6,448
• After-tax cash flow: $23,479/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.

Condition & rehab AI · 7 photos

Poor 20/100 Extensive rehab Est. rehab $94,850–$170,730 screening

This multi-family home requires extensive repairs and maintenance, including a new roof, exterior siding, and porch and railings. It has potential for significant value increase with these improvements.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows on the roof appear to be in poor condition with visible damage and missing panes.
• Major Electrical (electrical) — The electrical panel appears to be in poor condition with visible damage and missing components.
• Major Plumbing (plumbing) — The plumbing appears to be in poor condition with visible damage and missing components.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition with visible damage and missing components.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Major porch and railings — The porch and railings are in poor condition.

Value-add opportunities

• Both repair and replace roof — A new roof will improve the home's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both repair and paint exterior siding — A fresh coat of paint will improve the home's curb appeal and make it more attractive for both resale and rental. ↑
• Both repair and replace porch and railings — A new porch and railings will improve the home's curb appeal and make it more attractive for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary John F Kennedy School F NY #1,846/2,108 Nat'l #30,133/41,679 Middle M Clifford Miller Middle School F NY #566/729 Nat'l #9,290/14,009 High Kingston High School A+ NY #153/1,100 Nat'l #243/17,239

Schools (NCES district)

• District: Kingston City School District
• NCES district ID: 3616290
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $52,586
• Composite: 44.22/100
• National rank: #2849
• State rank: #355 of 590 in NY

A Composite livability gradescore 82/100

Livability — Kingston

• Score: 82/100
• State rank: #74
• US rank: #1143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, NY
• County: Ulster County · 175,887 people
• City population: 35,136
• Metro: Kingston, NY
• Population (ZIP): 35,136
• Household income: $69,305
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 10% of renters

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Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Black 11% Two or more races 10% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.90%
• Current HPI: 369.1984
• Rent YoY: ▲ 7.81%
• Metro: Kingston, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewer200+ amp electric service
• Home design: Multi family residential income property
• Construction: Brick constructionAsphalt roof
• Exterior features: Back yardCity lotPublic maintained road accessCity street frontage

Interior

• Kitchen: RangeRefrigerator
• Flooring: CarpetLinoleum
• Heating & cooling: Hot water heatingSteam heatingOil heating
• Interior features: RangeRefrigerator

Price history

+537.3% since first listed

15 events — show timeline

• 2025-11-09 Price Changed $325,000 HVCRMLS
• 2025-10-04 Price Changed $275,000 HVCRMLS
• 2025-08-19 Price Changed $299,999 HVCRMLS
• 2025-07-28 Listed $399,000 HVCRMLS
• 2021-02-16 Listed $275,000 HVCRMLS
• 2019-03-01 Sold (Public Records) $150,000 Public Records
• 2016-03-21 Sold (MLS) $25,000 HVCRMLS
• 2014-07-02 Listed $59,900 HVCRMLS
• 2010-01-22 Sold (Public Records) $77,000 Public Records
• 2010-01-05 Sold (MLS) $75,000 HVCRMLS
• 2009-01-25 Listed $99,000 HVCRMLS
• 2005-12-30 Sold (Public Records) $127,500 Public Records
• 2005-12-30 Sold (MLS) $125,000 HVCRMLS
• 2005-10-28 Listed $149,900 HVCRMLS
• 2000-08-28 Sold (Public Records) $51,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $12,884 · +57.8% YoY. Source: county tax records.