79 W Main St · Port Jervis, NY 12771

$280,000

4 bd · 3.0 ba · 1,985 sqft · MultiFamily public records · 173 Days on market

Built 1880 5,292 sqft lot Est $330k · 15% 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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Charming three family property. This property has a new roof, freshly painted interior and exterior, new front door, new light fixtures, new hallway flooring and wood floors refinished in all units. The first floor unit features a bright and open living room/dining room combo with a large bay window letting in lots of natural light. There is a kitchen, full bathroom and a good sized bedroom with two closets. Hardwood floors throughout. The second floor unit features 1 bedroom, eat in kitchen, living room, bathroom and good sized bedroom. The third floor unit features a bright and open living room, eat-in kitchen, full bathroom and two good sized bedroom. There is also an unfinished basement for any additional storage needs. Utilities are separated for each unit. Close to all shops, restaurants, schools, public transportation and highway access. Don't miss out on all this great property has to offer!

Key facts

• 3 boilers
• 3 gas meters
• 4 electric meters

Tags

• FULL UNFINISHED BASEMENT
• 3 BOILERS
• 3 WATER TANKS
• 4 ELECTRIC METERS
• 3 GAS METERS

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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: housing C-, crime D+, employment F.
• 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.
• Zoned schools: Port Jervis Middle School (math 22% / reading 35%, grade F, #569 of 729 statewide, top 78%, 379 students, 59% FRL); Port Jervis Senior High School (math 87% / reading 95%, grade A+, #203 of 1,100 statewide, top 20%, 750 students, 55% FRL).
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Port Jervis City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 107 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,746 units permitted in Orange County in 2024 (1,265 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $235k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.39% ✓
• Cap rate: 20.65%
• Cash-on-cash: 51.27%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $329,510
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Delaware St	0.23mi	4/2.0	1,920 (-3%)	1mo	$345,000	$180	79
50 Orange St	0.51mi	4/2.0	2,050 (+3%)	9mo	$300,000	$146	59
700 1st St	0.55mi	5/3.0 (+1)	2,191 (+10%)	11mo	$370,000	$169	43
106 Ball St	0.69mi	4/2.0	1,860 (-6%)	12mo	$305,000	$164	43
5 Rumsey St	0.61mi	4/2.0	1,772 (-11%)	12mo	$293,700	$166	40
27 Elizabeth Sts	0.52mi	4/2.0	1,713 (-14%)	11mo	$190,000	$111	40

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: 49.1%
• Equity multiple: 3.14×
• Total profit: $168,079
• Equity at exit: $41,749

10-year hold

• IRR: 54.7%
• Equity multiple: 6.38×
• Total profit: $421,505
• Equity at exit: $24,209

Cash invested: $78,400 (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 12771

• Home prices YoY: -20.1%
• Active inventory: 107
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $6,699 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$357 /mo · $4,290/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,407
• Net cashflow: $3,350

Break-even live

Break-even rent $2,459

Max offer price $280,000

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$6,699
Total (3 units)			$6,699

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Grandview Ave Port Jervis, NY	4.0	2.5	1800	$2,850	$1.58	13d	1	0.16mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,400	$1.85	21d	1	0.25mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,200	$1.69	13d	1	0.25mi
49 Orange St Port Jervis, NY	4.0	1.0	1688	$2,200	$1.30	44d	1	0.53mi
200 Avenue H Matamoras, PA	3.0	2.0	2000	$2,700	$1.35	1d	1	0.58mi
104 Ball St Unit 1 Port Jervis, NY	3.0	1.0	1700	$1,850	$1.09	10d	1	0.66mi
125 Hammond St Unit A Port Jervis, NY	3.0	1.0	1300	$1,750	$1.35	13d	1	0.72mi

Listing history 25 events

1. 2026-02-09
   status Pending
2. 2025-11-07
   price $280,000
3. 2025-08-26
   price $299,000
4. 2025-08-05
   listed $320,000 Active
5. 2023-02-27
   soldstatus $235,000
6. 2023-02-16
   soldstatus $235,000 Closed 912-char remark

   Show marketing remark (912 chars)

   Charming three family property. This property has a new roof, freshly painted interior and exterior, new front door, new light fixtures, new hallway flooring and wood floors refinished in all units. The first floor unit features a bright and open living room/dining room combo with a large bay window letting in lots of natural light. There is a kitchen, full bathroom and a good sized bedroom with two closets. Hardwood floors throughout. The second floor unit features 1 bedroom, eat in kitchen, living room, bathroom and good sized bedroom. The third floor unit features a bright and open living room, eat-in kitchen, full bathroom and two good sized bedroom. There is also an unfinished basement for any additional storage needs. Utilities are separated for each unit. Close to all shops, restaurants, schools, public transportation and highway access. Don't miss out on all this great property has to offer!

7. 2023-01-12
   status Pending 912-char remark

   Show marketing remark (912 chars)

   Charming three family property. This property has a new roof, freshly painted interior and exterior, new front door, new light fixtures, new hallway flooring and wood floors refinished in all units. The first floor unit features a bright and open living room/dining room combo with a large bay window letting in lots of natural light. There is a kitchen, full bathroom and a good sized bedroom with two closets. Hardwood floors throughout. The second floor unit features 1 bedroom, eat in kitchen, living room, bathroom and good sized bedroom. The third floor unit features a bright and open living room, eat-in kitchen, full bathroom and two good sized bedroom. There is also an unfinished basement for any additional storage needs. Utilities are separated for each unit. Close to all shops, restaurants, schools, public transportation and highway access. Don't miss out on all this great property has to offer!

8. 2022-12-10
   listed $259,000 Active 912-char remark

   Show marketing remark (912 chars)

   Charming three family property. This property has a new roof, freshly painted interior and exterior, new front door, new light fixtures, new hallway flooring and wood floors refinished in all units. The first floor unit features a bright and open living room/dining room combo with a large bay window letting in lots of natural light. There is a kitchen, full bathroom and a good sized bedroom with two closets. Hardwood floors throughout. The second floor unit features 1 bedroom, eat in kitchen, living room, bathroom and good sized bedroom. The third floor unit features a bright and open living room, eat-in kitchen, full bathroom and two good sized bedroom. There is also an unfinished basement for any additional storage needs. Utilities are separated for each unit. Close to all shops, restaurants, schools, public transportation and highway access. Don't miss out on all this great property has to offer!

9. 2022-12-08
   historical
10. 2022-10-29
    price $287,777
11. 2022-10-12
    status Active
12. 2022-10-12
    price $299,000
13. 2022-08-13
    historical
14. 2022-08-01
    listed $229,000 Active
15. 2019-07-10
    soldstatus $115,000
16. 2019-06-21
    soldstatus $115,000 Sold
17. 2019-04-25
    status Pending
18. 2019-02-19
    listed $119,900 Active
19. 2017-06-08
    soldstatus $85,000 Sold
20. 2017-02-05
    historical Pending
21. 2016-11-28
    price $99,900
22. 2016-11-11
    price $89,900
23. 2016-10-31
    listed $99,900 Active
24. 1997-04-11
    soldstatus $27,000
25. 1984-06-01
    soldstatus $18,000

ⓘ 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: $4,290 · $357/mo
• Projected year-2 tax: $4,511 · $376/mo
• Expected delta: +$221/yr (+$18/mo · 5.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $80,388
• − Mortgage interest: −$15,684
• − Property taxes: −$4,290
• − Insurance: −$1,400
• − Repairs & maintenance: −$6,431
• − Management: −$6,431
• − Depreciation: −$8,145
• Taxable income: $38,006
• Est. tax owed @ 24.0%: −$9,122
• After-tax cash flow: $31,075/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

+1455.6% since first listed

25 events — show timeline

• 2026-02-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-27 Sold (Public Records) $235,000 Public Records
• 2023-02-16 Sold (MLS) $235,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-12-10 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-10-29 Price Changed $287,777 OneKey® MLS as Distributed by MLS Grid
• 2022-10-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-10-12 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-08-01 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-10 Sold (Public Records) $115,000 Public Records
• 2019-06-21 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-02-19 Listed $119,900 OneKey® MLS as Distributed by MLS Grid
• 2017-06-08 Sold (MLS) $85,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-05 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-11-28 Price Changed $99,900 OneKey® MLS as Distributed by MLS Grid
• 2016-11-11 Price Changed $89,900 OneKey® MLS as Distributed by MLS Grid
• 2016-10-31 Listed $99,900 OneKey® MLS as Distributed by MLS Grid
• 1997-04-11 Sold (Public Records) $27,000 Public Records
• 1984-06-01 Sold (Public Records) $18,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $4,290 · +5.3% YoY. Source: county tax records.