93 Ann St · Newburgh, NY 12550

$469,000

5 bd · 3.5 ba · 1,650 sqft · MultiFamily public records · 21 Days on market

Built 1890 2,340 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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: 3 units. confirmed

Listing remarks

Come check out this brick 3-family home. It consists of 2 two-bedroom apartments and a two-story three-bedroom apartment. Heating and electricity are tenant-paid, and tenants are on leases. Since this property is located in Downtown Newburgh, there are many amenities around the block, including charming shops, restaurants, and cafes on the Liberty St corridor, featuring local eateries such as; Ms. Fairfax, Bivona’s Simply Pasta, The Wherehouse, & Cafe Little Treasure. You'll also find a vibrant nightlife scene with bars like Midnight Ferry, Newburgh Brewing Company, & 190 Bar. Within the downtown area, you can also find Downing Park, built by Central Park architect Calvert V

Key facts

• Downtown newburgh
• Newburgh waterfront
• Great library

Tags

• BRICK 3-FAMILY HOME
• DOWNTOWN NEWBURGH
• LIBERTY ST CORRIDOR
• NEWBURGH WATERFRONT
• SHORT WALK
• GREAT LIBRARY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected (Central Hudson); Natural gas connected; Public sewer; Public water connected; Public trash collection
• Home design: Townhouse structure; Triplex property
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units; One 3-bedroom unit
• Bathrooms: Four full bathrooms (total across units)
• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating; No central air
• Interior features: Original details; Finished basement

What this means for you Summary

Snapshot

• This is a 2×2bd/1.3ba + 1×3bd/1.3ba units multifamily listed at $469k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive. Per door: $325/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $469k).
• Recommended offer: $462k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 383 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $5,496/mo this rent would consume 77% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $54k; list at $469k implies a 769% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $461,965 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $290,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Carson Ave	0.36mi	5/3.0	1,688 (+2%)	10mo	$350,000	$207	69
113 First St	0.21mi	4/2.0 (-1)	1,800 (+9%)	7mo	$295,000	$164	58
22 City Ter	0.29mi	6/4.0 (+1)	1,891 (+15%)	3mo	$80,000	$42	52
121 William St	0.37mi	4/2.0 (-1)	1,840 (+12%)	5mo	$449,900	$245	48
34 Concord St	0.45mi	4/2.0 (-1)	1,620 (-2%)	20mo	$270,000	$167	48
87 Benkard Ave	0.34mi	4/2.0 (-1)	1,762 (+7%)	18mo	$400,000	$227	47
72 Hasbrouck St	0.43mi	5/3.0	1,800 (+9%)	20mo	$270,000	$150	46
61 Overlook Pl	0.43mi	4/— (-1)	1,812 (+10%)	22mo	$325,000	$179	40
374 1st St	0.72mi	4/2.0 (-1)	1,656 (+0%)	19mo	$270,000	$163	40
32 Concord St	0.45mi	4/2.0 (-1)	1,530 (-7%)	20mo	$290,000	$190	39
61 Hasbrouck St	0.42mi	4/2.0 (-1)	1,868 (+13%)	20mo	$270,000	$145	31
74 Robinson Ave	0.58mi	4/2.0 (-1)	1,816 (+10%)	23mo	$320,000	$176	26

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-26,528
• Equity at exit: $69,929

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $7,431
• Equity at exit: $40,551

Cash invested: $131,320 (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: 383
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $5,496 high
• Mortgage (P&I): −$2,459
• Tax from tax record: −$712 /mo · $8,540/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,154
• Net cashflow: $975

Break-even live

Break-even rent $4,262

Max offer price $469,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.3	$3,484
1× unit	3	1.3	$2,012
Total (3 units)			$5,496

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	23d	1	0.08mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	44d	1	0.54mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	44d	1	1.33mi

Listing history 25 events

1. 2026-06-18
   days on market $469,000 Active 21 DOM
2. 2026-06-17
   days on market $469,000 Active 20 DOM
3. 2026-06-16
   days on market $469,000 Active 19 DOM
4. 2026-06-15
   price $469,000 Active 18 DOM
5. 2026-06-15
   days on market $479,000 Active 18 DOM
6. 2026-06-14
   days on market $479,000 Active 16 DOM
7. 2026-06-13
   days on market $479,000 Active 15 DOM
8. 2026-06-10
   days on market $479,000 Active 13 DOM
9. 2026-06-09
   days on market $479,000 Active 12 DOM
10. 2026-06-08
    days on market $479,000 Active 11 DOM
11. 2026-06-07
    days on market $479,000 Active 10 DOM
12. 2026-06-03
    days on market $479,000 Active 6 DOM
13. 2026-06-02
    days on market $479,000 Active 5 DOM
14. 2026-06-01
    days on market $479,000 Active 4 DOM
15. 2026-05-31
    days on market $479,000 Active 3 DOM
16. 2026-05-30
    days on market $479,000 Active 2 DOM
17. 2026-05-28
    listed $479,000 Active
18. 2024-10-04
    historical $1,100
19. 2024-09-20
    listed $1,100
20. 2024-09-07
    historical $1,100
21. 2024-08-29
    listed $1,100
22. 2024-08-16
    historical $1,100
23. 2024-08-08
    listed $1,100
24. 2022-05-31
    price $1,050
25. 1987-11-12
    soldstatus $54,000

ⓘ 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: $8,540 · $712/mo
• Projected year-2 tax: $8,540 · $712/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 1/10 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: $65,952
• − Mortgage interest: −$26,271
• − Property taxes: −$8,540
• − Insurance: −$2,345
• − Repairs & maintenance: −$5,276
• − Management: −$5,276
• − Depreciation: −$13,644
• Taxable income: $4,599
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $10,599/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

+787.0% since first listed

9 events — show timeline

• 2026-05-28 Listed $479,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-04 Rental Removed $1,100 APPFOLIO
• 2024-09-20 Listed for Rent $1,100 APPFOLIO
• 2024-09-07 Rental Removed $1,100 APPFOLIO
• 2024-08-29 Listed for Rent $1,100 APPFOLIO
• 2024-08-16 Rental Removed $1,100 APPFOLIO
• 2024-08-08 Listed for Rent $1,100 APPFOLIO
• 2022-05-31 Price Changed $1,050 RENT.
• 1987-11-12 Sold (Public Records) $54,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $8,540 · -4.2% YoY. Source: county tax records.