79-81 Foxhall Ave Ave · Kingston, NY 12401

$389,900

6 bd · 4.0 ba · 2,535 sqft · MultiFamily · 138 Days on market

Built 1880 Fair condition 5,227 sqft lot $154/sqft · 25% below area Est $520k · 25% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +4.9/10.0
• Rent growth +4.5/5.0
• Livability +4.1/5.0
• Condition / age +2.2/5.0
• 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 MLS

This 1880 Duplex Style 2-family home is located right in the heart of the Historic City of Kingston mid town area with it's budding art and cultural scene as well as the Greenline area. Also, located minutes to both the Uptown Stockade area and the Downtown Rondout Waterfront. Walk able to both. Kingston offers a weekly farmers's market along with wonderful restaurants and shops. There is a 3-bedroom unit and a 2-bedroom unit with separate entrances, 1.5 baths and access to a back deck overlooking a nice yard. Both are in good shape and the right side has been updated. The rents are on the low side so the cap rate can potentially be increased. There are year leases, but the left side is up in Dec. and this property would also be a great owner occupied as it feels like 2 separate homes. 2 hours out of NYC with access to the bus station right uptown along with the NYS Thruway entrance. This is an exciting time for this Small Historic Hudson River City so don't wait to be a part of it.

Key facts

• Rail trail
• 5,227 sq ft lot
• Built 1880

Tags

• HISTORIC CITY OF KINGSTON
• UPTOWN STOCKADE DISTRICT
• HISTORIC RONDOUT WATERFRONT
• RAIL TRAIL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $390k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive. Per door: $490/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $390k).
• Recommended offer: $343k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.0% in Kingston — 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 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; 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 $3k of loan paydown is wiped out by about $12k 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 $109k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $210k; list at $390k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $343,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $520,481
• List price: $389,900
• Delta: -25.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Prince St	0.07mi	5/— (-1)	2,450 (-3%)	3mo	$374,000	$153	84
12 Prince St	0.02mi	5/4.0 (-1)	2,669 (+5%)	4mo	$396,000	$148	82
442 Hasbrouck Ave	0.09mi	6/2.0	2,310 (-9%)	21mo	$330,000	$143	55
43 2nd Ave	0.64mi	5/— (-1)	2,038 (-20%)	2mo	$360,000	$177	39
23 Van Buren St	0.67mi	6/2.0	2,375 (-6%)	23mo	$289,000	$122	31
200 Tremper Ave	0.63mi	7/6.0 (+1)	2,974 (+17%)	13mo	$475,000	$160	22
113 Pine St	0.98mi	6/3.0	3,015 (+19%)	20mo	$350,000	$116	20
159 Lincoln St	0.76mi	7/3.0 (+1)	2,064 (-19%)	16mo	$365,000	$177	18

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: 5.1%
• Equity multiple: 1.21×
• Total profit: $22,949
• Equity at exit: $58,135

10-year hold

• IRR: 18.6%
• Equity multiple: 2.90×
• Total profit: $207,699
• Equity at exit: $33,711

Cash invested: $109,172 (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: 4 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $397,000 ($176/sqft)
• Median days on market: 72 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +16.4% 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: 14.0×

Monthly cashflow live

• Estimated rent: $4,652 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$487 /mo · $5,848/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $981

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,652
Total (2 units)			$4,652

Break-even live

Break-even rent $3,411

Max offer price $389,900

Occupancy floor 74%

Sensitivity live

Price	-10% $1,250	-5% $1,115	+0% $981	+5% $846	+10% $711
Rent	-10% $613	-5% $797	+0% $981	+5% $1,164	+10% $1,348
Rate	-1.0pp $1,177	-0.5pp $1,080	base $981	+0.5pp $880	+1.0pp $777

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: $97,475
• Closing costs: $11,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Broadway #6 Kingston, NY	1.0	1.0	400	$1,750	$4.38	5d	1	0.52mi
67 Greenkill Ave Apt 2 Kingston, NY	2.0	1.0	550	$1,850	$3.36	5d	1	0.54mi
13 2nd Ave Kingston, NY	2.0	1.0	753	$1,800	$2.39	109d	1	0.63mi
180 W Chestnut St Kingston, NY	1.0–2.0	1.0–2.0	875	$1,850	$2.11	0d	4	0.66mi
95 Elmendorf St Unit 2 Kingston, NY	2.0	1.0	1107	$2,600	$2.35	5d	1	0.66mi
93 Elmendorf St Unit 1 Kingston, NY	3.0	1.0	1136	$2,245	$1.98	5d	1	0.66mi
17 Hooker St Kingston, NY	2.0	2.0	1280	$2,800	$2.19	5d	1	0.69mi
88 Henry St #2 Kingston, NY	2.0	1.0	930	$2,600	$2.80	3d	1	0.70mi
88 Henry St #1 Kingston, NY	2.0	1.0	880	$2,500	$2.84	3d	1	0.70mi
4 Tietjen Ave Kingston, NY	3.0	1.0	1134	$2,500	$2.20	5d	1	0.71mi
730 Broadway Unit 2 Kingston, NY	2.0	1.0	1200	$2,700	$2.25	5d	1	0.80mi
79 Broadway Unit 1 Kingston, NY	2.0	1.0	750	$2,000	$2.67	5d	1	0.82mi
81 Franklin St Unit 305 Kingston, NY	1.0	1.0	550	$1,500	$2.73	5d	1	0.84mi
432 Albany Ave Unit 1 Kingston, NY	2.0	1.0	900	$1,775	$1.97	5d	1	0.85mi
11 Broadway Unit 32 Kingston, NY	1.0	1.0	—	$1,545	—	5d	1	0.95mi
111 Hudson Valley Lndg Kingston, NY	2.0	1.0	900	$1,852	$2.06	0d	8	0.97mi
82 Fair St Unit G Kingston, NY	2.0	1.0	—	$2,300	—	5d	1	1.00mi
549 Albany Ave Kingston, NY	1.0	1.0	547	$1,750	$3.20	109d	2	1.04mi
549 Albany Ave Apt 1 Kingston, NY	1.0	1.0	613	$1,600	$2.61	5d	1	1.04mi
549 Albany Ave Ste 3 Kingston, NY	1.0	1.0	481	$1,550	$3.22	5d	1	1.04mi
96 Madison Ave Kingston, NY	3.0	2.0	1157	$3,200	$2.77	5d	1	1.13mi
20 Sycamore St Unit 1 Kingston, NY	2.0	1.0	800	$2,400	$3.00	119d	1	1.15mi
144 Saint James St Unit 1a Kingston, NY	1.0	1.0	650	$1,900	$2.92	5d	1	1.15mi
37 Green St Apt 2 Kingston, NY	2.0	1.0	850	$2,025	$2.38	5d	1	1.26mi
120 Hinsdale St Unit 1 Kingston, NY	2.0	1.5	1100	$1,950	$1.77	1d	1	1.28mi
120 Hinsdale St Unit 1 Kingston, NY	2.0	1.5	1100	$1,850	$1.68	5d	1	1.28mi
170 Delaware Ave #1 Kingston, NY	2.0	1.0	—	$1,925	—	0d	1	1.30mi

Property features AI

Exterior

• Home design: Duplex residential income property
• Construction: Built before or by listing year (year built not provided)
• Exterior features: Located on Foxhall Ave with easy access from Broadway

Interior

• Interior features: Residential income property (duplex)

Listing history 50 events

1. 2026-08-13
   days on market $389,900 Active 138 DOM
2. 2026-08-12
   days on market $389,900 Active 137 DOM
3. 2026-08-11
   days on market $389,900 Active 136 DOM
4. 2026-08-10
   days on market $389,900 Active 135 DOM
5. 2026-08-09
   days on market $389,900 Active 134 DOM
6. 2026-08-08
   days on market $389,900 Active 133 DOM
7. 2026-08-07
   days on market $389,900 Active 132 DOM
8. 2026-08-06
   days on market $389,900 Active 131 DOM
9. 2026-08-05
   days on market $389,900 Active 130 DOM
10. 2026-08-04
    days on market $389,900 Active 129 DOM
11. 2026-08-03
    days on market $389,900 Active 128 DOM
12. 2026-07-31
    days on market $389,900 Active 125 DOM
13. 2026-07-30
    days on market $389,900 Active 124 DOM
14. 2026-07-29
    days on market $389,900 Active 123 DOM
15. 2026-07-27
    days on market $389,900 Active 121 DOM
16. 2026-07-25
    days on market $389,900 Active 119 DOM
17. 2026-07-23
    days on market $389,900 Active 117 DOM
18. 2026-07-22
    days on market $389,900 Active 116 DOM
19. 2026-07-21
    days on market $389,900 Active 115 DOM
20. 2026-07-18
    days on market $389,900 Active 112 DOM
21. 2026-07-16
    days on market $389,900 Active 110 DOM
22. 2026-07-16
    days on market $389,900 Active 109 DOM
23. 2026-07-14
    days on market $389,900 Active 108 DOM
24. 2026-07-13
    days on market $389,900 Active 107 DOM
25. 2026-07-12
    days on market $389,900 Active 106 DOM
26. 2026-07-11
    days on market $389,900 Active 105 DOM
27. 2026-07-10
    days on market $389,900 Active 104 DOM
28. 2026-07-09
    days on market $389,900 Active 103 DOM
29. 2026-07-08
    days on market $389,900 Active 102 DOM
30. 2026-07-07
    days on market $389,900 Active 101 DOM
31. 2026-07-06
    days on market $389,900 Active 100 DOM
32. 2026-07-05
    days on market $389,900 Active 99 DOM
33. 2026-07-04
    days on market $389,900 Active 98 DOM
34. 2026-07-03
    days on market $389,900 Active 97 DOM
35. 2026-07-02
    days on market $389,900 Active 96 DOM
36. 2026-07-01
    days on market $389,900 Active 95 DOM
37. 2026-06-30
    days on market $389,900 Active 94 DOM
38. 2026-06-29
    days on market $389,900 Active 93 DOM
39. 2026-06-28
    days on market $389,900 Active 92 DOM
40. 2026-06-28
    days on market $389,900 Active 91 DOM
41. 2026-06-27
    days on market $389,900 Active 90 DOM
42. 2026-06-26
    days on market $389,900 Active 89 DOM
43. 2026-06-22
    days on market $389,900 Active 86 DOM
44. 2026-06-19
    days on market $389,900 Active 83 DOM
45. 2026-06-18
    days on market $389,900 Active 82 DOM
46. 2026-06-17
    days on market $389,900 Active 81 DOM
47. 2026-06-16
    days on market $389,900 Active 80 DOM
48. 2026-06-15
    days on market $389,900 Active 79 DOM
49. 2026-06-14
    days on market $389,900 Active 77 DOM
50. 2026-06-12
    days on market $389,900 Active 76 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥100°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,824
• − Mortgage interest: −$21,840
• − Property taxes: −$5,848
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,466
• − Management: −$4,466
• − Depreciation: −$11,343
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $10,348/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 · 13 photos

Fair 45/100 Moderate rehab Est. rehab $63,375–$114,075 screening

This 2-family home requires moderate repairs and updates to its kitchen, exterior, and landscaping to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate exterior siding — weathered and discolored
• Minor landscaping — simple and overgrown

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to buyers and renters ↑
• Both repair and paint exterior siding — improving the exterior would enhance curb appeal and value ↑
• Both prune and landscape the yard — a well-maintained yard would attract buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate 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

• Home design: Duplex residential income property
• Construction: Built before or by listing year (year built not provided)
• Exterior features: Located on Foxhall Ave with easy access from Broadway

Interior

• Interior features: Residential income property (duplex)

Price history

+77.8% since first listed

3 events — show timeline

• 2026-03-27 Listed $399,900 HVCRMLS
• 2020-01-13 Sold (MLS) $210,000 HVCRMLS
• 2019-09-03 Listed $224,900 HVCRMLS