114 W Parmenter St · Newburgh, NY 12550

$305,000

3 bd · 2.0 ba · 1,656 sqft · MultiFamily public records · 88 Days on market

Built 1900 1,350 sqft lot Est $530k · 42% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.2/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Nestled in the heart of Newburgh, this charming two-family home offers a fantastic investment opportunity or an ideal owner-occupant setup. Each unit features two spacious bedrooms, a full bathroom, and bright, open living areas. The solid brick exterior adds timeless appeal. Outside, enjoy a fenced yard and a convenient driveway. Just minutes from the waterfront, shops, and dining, this home is a perfect blend of classic elegance and convenience—don't wait, as this gem won’t last long! This is being offered as a package deal with 112 W Parmenter or can be sold independently.

Key facts

• Convenient driveway
• Fenced yard
• Solid brick exterior

Tags

• FENCED YARD
• SOLID BRICK EXTERIOR
• CONVENIENT DRIVEWAY
• MINUTES FROM WATERFRONT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive. Per door: $312/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $287k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.4% in Newburgh — 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 62/100 on livability (#878 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+, cost of living B; Watch: employment D+, crime F, amenities F.
• Newburgh City School District (suburban): math 33% / reading 48% proficiency, ranked #500 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Newburgh Free Academy (math 76% / reading 85%, grade A, #506 of 1,100 statewide, top 46%, 3,433 students, 56% FRL).
• Zoned-school proficiency averages 80% at this address vs 40% district-wide (+40 pts) — the actual schools serving this property are materially stronger than the Newburgh City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 384 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $3,713/mo this rent would consume 52% of the median local household income ($86k/yr) (locally 2412% 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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $34k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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 1900 — 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. 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?
8. 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?
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: 1.22% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (median comp): $530,021
• List price: $305,000
• Delta: -42.46%
• 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
37 Lutheran St	0.26mi	3/2.0	1,666 (+1%)	3mo	$262,500	$158	84
62 Clark St	0.08mi	3/2.0	1,600 (-3%)	16mo	$263,682	$165	77
20 E Parmenter St	0.24mi	3/2.0	1,716 (+4%)	8mo	$349,000	$203	76
14 S Miller St	0.21mi	3/2.0	1,752 (+6%)	9mo	$260,000	$148	72
59 Liberty St	0.29mi	3/2.0	1,724 (+4%)	14mo	$328,720	$191	68
31 Spring St	0.23mi	3/2.0	1,742 (+5%)	18mo	$270,000	$155	66
121 William St	0.21mi	4/2.0 (+1)	1,840 (+11%)	5mo	$449,900	$245	63
103 Renwick St	0.36mi	3/2.0	1,716 (+4%)	20mo	$280,000	$163	60
87 Benkard Ave	0.19mi	4/2.0 (+1)	1,762 (+6%)	18mo	$400,000	$227	60
374 1st St	0.52mi	4/2.0 (+1)	1,656 (0%)	19mo	$270,000	$163	55
113 First St	0.42mi	4/2.0 (+1)	1,800 (+9%)	7mo	$295,000	$164	55
61 Hasbrouck St	0.14mi	4/2.0 (+1)	1,868 (+13%)	20mo	$270,000	$145	51

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.79×
• Total profit: $-18,206
• Equity at exit: $45,476

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $2,135
• Equity at exit: $26,371

Cash invested: $85,400 (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 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 384
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,713 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$584 /mo · $7,003/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $623

Break-even live

Break-even rent $2,924

Max offer price $305,000

Occupancy floor 78%

Sensitivity live

Price	-10% $796	-5% $709	+0% $623	+5% $537	+10% $450
Rent	-10% $330	-5% $476	+0% $623	+5% $770	+10% $916
Rate	-1.0pp $777	-0.5pp $701	base $623	+0.5pp $544	+1.0pp $464

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,714
Total (2 units)			$3,713

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	45d	1	0.04mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	25d	1	0.13mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	45d	1	0.27mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	45d	1	0.30mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	25d	1	0.38mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	45d	1	0.40mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	45d	1	0.54mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	45d	1	0.60mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	15d	1	0.64mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	45d	1	0.68mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	25d	1	0.96mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	15d	1	0.97mi
109 Myrtle Ave New Windsor, NY	2.0	1.0	1079	$2,200	$2.04	45d	1	1.02mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	25d	1	1.38mi
1000 Copper Ct New Windsor, NY	2.0	2.0	1388	$2,600	$1.87	22d	1	1.38mi
4 Riverview Ave Unit 1 New Windsor, NY	2.0	2.5	1992	$1,850	$0.93	15d	1	1.39mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	25d	1	1.50mi

Listing history 34 events

1. 2026-06-21
   days on market $305,000 Active 88 DOM
2. 2026-06-18
   days on market $305,000 Active 85 DOM
3. 2026-06-17
   days on market $305,000 Active 84 DOM
4. 2026-06-16
   days on market $305,000 Active 83 DOM
5. 2026-06-15
   days on market $305,000 Active 82 DOM
6. 2026-06-14
   days on market $305,000 Active 80 DOM
7. 2026-06-13
   days on market $305,000 Active 79 DOM
8. 2026-06-10
   days on market $305,000 Active 77 DOM
9. 2026-06-09
   days on market $305,000 Active 76 DOM
10. 2026-06-08
    days on market $305,000 Active 75 DOM
11. 2026-06-07
    days on market $305,000 Active 74 DOM
12. 2026-06-03
    days on market $305,000 Active 70 DOM
13. 2026-06-02
    days on market $305,000 Active 69 DOM
14. 2026-06-01
    days on market $305,000 Active 68 DOM
15. 2026-05-31
    days on market $305,000 Active 67 DOM
16. 2026-05-30
    days on market $305,000 Active 66 DOM
17. 2026-04-24
    price $314,000 594-char remark

    Show marketing remark (594 chars)

    Nestled in the heart of Newburgh, this charming two-family home offers a fantastic investment opportunity or an ideal owner-occupant setup. Each unit features two spacious bedrooms, a full bathroom, and bright, open living areas. The solid brick exterior adds timeless appeal. Outside, enjoy a fenced yard and a convenient driveway. Just minutes from the waterfront, shops, and dining, this home is a perfect blend of classic elegance and convenience—don't wait, as this gem won’t last long! This is being offered as a package deal with 112 W Parmenter or can be sold independently.

18. 2026-04-22
    price $319,000 594-char remark

    Show marketing remark (594 chars)

    Nestled in the heart of Newburgh, this charming two-family home offers a fantastic investment opportunity or an ideal owner-occupant setup. Each unit features two spacious bedrooms, a full bathroom, and bright, open living areas. The solid brick exterior adds timeless appeal. Outside, enjoy a fenced yard and a convenient driveway. Just minutes from the waterfront, shops, and dining, this home is a perfect blend of classic elegance and convenience—don't wait, as this gem won’t last long! This is being offered as a package deal with 112 W Parmenter or can be sold independently.

19. 2026-03-25
    listed $339,000 Active 594-char remark

    Show marketing remark (594 chars)

    Nestled in the heart of Newburgh, this charming two-family home offers a fantastic investment opportunity or an ideal owner-occupant setup. Each unit features two spacious bedrooms, a full bathroom, and bright, open living areas. The solid brick exterior adds timeless appeal. Outside, enjoy a fenced yard and a convenient driveway. Just minutes from the waterfront, shops, and dining, this home is a perfect blend of classic elegance and convenience—don't wait, as this gem won’t last long! This is being offered as a package deal with 112 W Parmenter or can be sold independently.

20. 2022-09-13
    soldstatus $230,000
21. 2022-09-05
    soldstatus $230,000 Closed 357-char remark

    Show marketing remark (357 chars)

    Two unit rowhouse in the City of Newburgh! Top floor is currently occupied by a lovely tenant, and the first floor is ready for a new tenant or an owner occupant to move in. Located on a great block near a very cool future mixed use development site (At corner of Washington and William!). Come see how this home can be transformed by your value-add vision!

22. 2022-06-23
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Two unit rowhouse in the City of Newburgh! Top floor is currently occupied by a lovely tenant, and the first floor is ready for a new tenant or an owner occupant to move in. Located on a great block near a very cool future mixed use development site (At corner of Washington and William!). Come see how this home can be transformed by your value-add vision!

23. 2022-05-18
    historical 357-char remark

    Show marketing remark (357 chars)

    Two unit rowhouse in the City of Newburgh! Top floor is currently occupied by a lovely tenant, and the first floor is ready for a new tenant or an owner occupant to move in. Located on a great block near a very cool future mixed use development site (At corner of Washington and William!). Come see how this home can be transformed by your value-add vision!

24. 2022-03-23
    listed $230,000 Active 357-char remark

    Show marketing remark (357 chars)

    Two unit rowhouse in the City of Newburgh! Top floor is currently occupied by a lovely tenant, and the first floor is ready for a new tenant or an owner occupant to move in. Located on a great block near a very cool future mixed use development site (At corner of Washington and William!). Come see how this home can be transformed by your value-add vision!

25. 2013-12-18
    price $209,367
26. 2008-06-20
    soldstatus $69,500
27. 2008-05-28
    price $89,900
28. 2008-05-28
    historical
29. 2008-02-19
    listed $69,500
30. 2006-03-15
    soldstatus $216,629
31. 2006-03-08
    soldstatus $216,629
32. 2006-02-02
    historical
33. 2005-11-11
    listed $216,629
34. 1989-05-23
    soldstatus $50,000

ⓘ 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: $7,003 · $584/mo
• Projected year-2 tax: $7,003 · $584/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,556
• − Mortgage interest: −$17,085
• − Property taxes: −$7,003
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,564
• − Management: −$3,564
• − Depreciation: −$8,873
• Taxable income: $2,941
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $6,771/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: Newburgh City School District
• NCES district ID: 3620700
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $56,387
• Composite: 35.46/100
• National rank: #4927
• State rank: #500 of 590 in NY

Livability — Newburgh

• Score: 62/100
• State rank: #878
• US rank: #17021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newburgh, NY
• County: Orange County · 267,004 people
• City population: 55,152
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 55,152
• Household income: $85,697
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2412.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 36% Black 20% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Dominican Republic
• Languages at home: 64% English-only · Spanish 30% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -151.93%
• Current HPI: 304.1046
• Rent YoY: ▲ 0.63%
• 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

+528.0% since first listed

18 events — show timeline

• 2026-04-24 Price Changed $314,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-13 Sold (Public Records) $230,000 Public Records
• 2022-09-05 Sold (MLS) $230,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-03-23 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-18 Price Changed $209,367 HGMLS
• 2008-06-20 Sold (MLS) $69,500 HGMLS
• 2008-05-28 Delisted — HGMLS
• 2008-05-28 Price Changed $89,900 HGMLS
• 2008-02-19 Listed $69,500 HGMLS
• 2006-03-15 Sold (Public Records) $216,629 Public Records
• 2006-03-08 Sold (MLS) $216,629 HGMLS
• 2006-02-02 Delisted — HGMLS
• 2005-11-11 Listed $216,629 HGMLS
• 1989-05-23 Sold (Public Records) $50,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $7,003 · -1.9% YoY. Source: county tax records.