411-413 Liberty St · Newburgh, NY 12550

$400,000

8 bd · 2.0 ba · 2,100 sqft · MultiFamily · 184 Days on market

Built 1900 Fair condition 2,000 sqft lot $190/sqft · 35% below area Est $614k · 35% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fantastic...renovated two-family, sought-after Liberty Street in Newburgh, experiencing exciting new cafes, bistros, and boutiques! This duplex pics and video have been Virtually Staged for you to see the full potential of the homes! Next door to the prestigious Mount Saint Mary's College. Very close to the popular Newburgh Waterfront with perfect views/dining for residents! Also a short approx. one hour , fifteen mins. for a NYC commute. Whether you're an investor or an owner occupant, each unit offers separate gas and electric meters, along with private entrances for both units for your choice of use. The upper level is complete with four bedrooms, one bath, and 411 ( lower level) offers a three bed one bath home. This property offers a strong income opportunity, for a long term endeavor! Fully renovated rooms and vacant to your finishing touches, and use. With the duplex having two gas meters and two electric meters it's perfect for an investing or separate private living. It's a win, win, with 2100 square feet and total seven beds, two baths. Come and see this catch, of an investment property on the up and coming Liberty Street, in the historic city of Newburgh!

Key facts

• Private entrances
• Investment property
• Renovated two-family

Tags

• RENOVATED TWO-FAMILY
• PRIVATE ENTRANCES
• STRONG INCOME OPPORTUNITY
• FULLY RENOVATED ROOMS
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $400k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $574/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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+, schools D, crime 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.
• Market conditions: Rents flat; 383 active listings in the ZIP; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $4,952/mo this rent would consume 69% 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 $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $45k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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 1900 — 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. 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?
10. 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.
11. 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.
12. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $614,158
• List price: $400,000
• Delta: -34.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Johnston St #74	0.48mi	8/2.0	2,315 (+10%)	15mo	$260,000	$112	48

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-3,177
• Equity at exit: $59,641

10-year hold

• IRR: 6.2%
• Equity multiple: 1.42×
• Total profit: $46,527
• Equity at exit: $34,585

Cash invested: $112,000 (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 →

ZIP-level market 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 383
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $4,952 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $1,148

Break-even live

Break-even rent $3,499

Max offer price $400,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$4,952
Total (2 units)			$4,952

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-15
   status Pending 1184-char remark

   Show marketing remark (1184 chars)

   Fantastic...renovated two-family, sought-after Liberty Street in Newburgh, experiencing exciting new cafes, bistros, and boutiques! This duplex pics and video have been Virtually Staged for you to see the full potential of the homes! Next door to the prestigious Mount Saint Mary's College. Very close to the popular Newburgh Waterfront with perfect views/dining for residents! Also a short approx. one hour , fifteen mins. for a NYC commute. Whether you're an investor or an owner occupant, each unit offers separate gas and electric meters, along with private entrances for both units for your choice of use. The upper level is complete with four bedrooms, one bath, and 411 ( lower level) offers a three bed one bath home. This property offers a strong income opportunity, for a long term endeavor! Fully renovated rooms and vacant to your finishing touches, and use. With the duplex having two gas meters and two electric meters it's perfect for an investing or separate private living. It's a win, win, with 2100 square feet and total seven beds, two baths. Come and see this catch, of an investment property on the up and coming Liberty Street, in the historic city of Newburgh!

2. 2026-03-17
   price $400,000 1184-char remark

   Show marketing remark (1184 chars)

   Fantastic...renovated two-family, sought-after Liberty Street in Newburgh, experiencing exciting new cafes, bistros, and boutiques! This duplex pics and video have been Virtually Staged for you to see the full potential of the homes! Next door to the prestigious Mount Saint Mary's College. Very close to the popular Newburgh Waterfront with perfect views/dining for residents! Also a short approx. one hour , fifteen mins. for a NYC commute. Whether you're an investor or an owner occupant, each unit offers separate gas and electric meters, along with private entrances for both units for your choice of use. The upper level is complete with four bedrooms, one bath, and 411 ( lower level) offers a three bed one bath home. This property offers a strong income opportunity, for a long term endeavor! Fully renovated rooms and vacant to your finishing touches, and use. With the duplex having two gas meters and two electric meters it's perfect for an investing or separate private living. It's a win, win, with 2100 square feet and total seven beds, two baths. Come and see this catch, of an investment property on the up and coming Liberty Street, in the historic city of Newburgh!

3. 2026-01-19
   price $410,000 1184-char remark

   Show marketing remark (1184 chars)

   Fantastic...renovated two-family, sought-after Liberty Street in Newburgh, experiencing exciting new cafes, bistros, and boutiques! This duplex pics and video have been Virtually Staged for you to see the full potential of the homes! Next door to the prestigious Mount Saint Mary's College. Very close to the popular Newburgh Waterfront with perfect views/dining for residents! Also a short approx. one hour , fifteen mins. for a NYC commute. Whether you're an investor or an owner occupant, each unit offers separate gas and electric meters, along with private entrances for both units for your choice of use. The upper level is complete with four bedrooms, one bath, and 411 ( lower level) offers a three bed one bath home. This property offers a strong income opportunity, for a long term endeavor! Fully renovated rooms and vacant to your finishing touches, and use. With the duplex having two gas meters and two electric meters it's perfect for an investing or separate private living. It's a win, win, with 2100 square feet and total seven beds, two baths. Come and see this catch, of an investment property on the up and coming Liberty Street, in the historic city of Newburgh!

4. 2025-12-15
   price $415,000 1184-char remark

   Show marketing remark (1184 chars)

   Fantastic...renovated two-family, sought-after Liberty Street in Newburgh, experiencing exciting new cafes, bistros, and boutiques! This duplex pics and video have been Virtually Staged for you to see the full potential of the homes! Next door to the prestigious Mount Saint Mary's College. Very close to the popular Newburgh Waterfront with perfect views/dining for residents! Also a short approx. one hour , fifteen mins. for a NYC commute. Whether you're an investor or an owner occupant, each unit offers separate gas and electric meters, along with private entrances for both units for your choice of use. The upper level is complete with four bedrooms, one bath, and 411 ( lower level) offers a three bed one bath home. This property offers a strong income opportunity, for a long term endeavor! Fully renovated rooms and vacant to your finishing touches, and use. With the duplex having two gas meters and two electric meters it's perfect for an investing or separate private living. It's a win, win, with 2100 square feet and total seven beds, two baths. Come and see this catch, of an investment property on the up and coming Liberty Street, in the historic city of Newburgh!

5. 2025-11-21
   price $435,000 1184-char remark

   Show marketing remark (1184 chars)

   Fantastic...renovated two-family, sought-after Liberty Street in Newburgh, experiencing exciting new cafes, bistros, and boutiques! This duplex pics and video have been Virtually Staged for you to see the full potential of the homes! Next door to the prestigious Mount Saint Mary's College. Very close to the popular Newburgh Waterfront with perfect views/dining for residents! Also a short approx. one hour , fifteen mins. for a NYC commute. Whether you're an investor or an owner occupant, each unit offers separate gas and electric meters, along with private entrances for both units for your choice of use. The upper level is complete with four bedrooms, one bath, and 411 ( lower level) offers a three bed one bath home. This property offers a strong income opportunity, for a long term endeavor! Fully renovated rooms and vacant to your finishing touches, and use. With the duplex having two gas meters and two electric meters it's perfect for an investing or separate private living. It's a win, win, with 2100 square feet and total seven beds, two baths. Come and see this catch, of an investment property on the up and coming Liberty Street, in the historic city of Newburgh!

6. 2025-11-12
   listed $445,000 Active 1184-char remark

   Show marketing remark (1184 chars)

   Fantastic...renovated two-family, sought-after Liberty Street in Newburgh, experiencing exciting new cafes, bistros, and boutiques! This duplex pics and video have been Virtually Staged for you to see the full potential of the homes! Next door to the prestigious Mount Saint Mary's College. Very close to the popular Newburgh Waterfront with perfect views/dining for residents! Also a short approx. one hour , fifteen mins. for a NYC commute. Whether you're an investor or an owner occupant, each unit offers separate gas and electric meters, along with private entrances for both units for your choice of use. The upper level is complete with four bedrooms, one bath, and 411 ( lower level) offers a three bed one bath home. This property offers a strong income opportunity, for a long term endeavor! Fully renovated rooms and vacant to your finishing touches, and use. With the duplex having two gas meters and two electric meters it's perfect for an investing or separate private living. It's a win, win, with 2100 square feet and total seven beds, two baths. Come and see this catch, of an investment property on the up and coming Liberty Street, in the historic city of Newburgh!

7. 2025-11-01
   historical
8. 2025-09-24
   price $420,000
9. 2025-08-22
   price $435,000
10. 2025-07-16
    price $475,000
11. 2025-05-09
    price $490,000
12. 2025-04-03
    listed $500,000 Active
13. 2024-12-10
    historical $2,300
14. 2024-11-26
    listed $2,300
15. 2024-11-26
    historical $2,300
16. 2024-09-25
    price $2,300
17. 2024-09-07
    price $2,350
18. 2024-06-27
    listed $2,500

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $59,424
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,754
• − Management: −$4,754
• − Depreciation: −$11,636
• Taxable income: $7,874
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $11,884/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 · 12 photos

Fair 45/100 Moderate rehab

This two-family home requires moderate repairs to its exterior and landscaping, but has good interior finishes and modern bathrooms. Potential buyers and renters will appreciate the fresh paint and well-maintained landscaping.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Peeling and chipping
• Minor landscaping — Overgrown vegetation

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Rental landscaping — Well-maintained landscaping attracts tenants
• Both exterior repairs — Improved exterior boosts both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Peeling and chipping	Major	$15,000–50,000
landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Rental landscaping — Well-maintained landscaping attracts tenants ↑
• Both exterior repairs — Improved exterior boosts both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+15900.0% since first listed

18 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $410,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $415,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $435,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Listed $445,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $420,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $435,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $490,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-10 Rental Removed $2,300 ONEKEY
• 2024-11-26 Listed for Rent $2,300 ONEKEY
• 2024-11-26 Rental Removed $2,300 ONEKEY
• 2024-09-25 Price Changed $2,300 ONEKEY
• 2024-09-07 Price Changed $2,350 ONEKEY
• 2024-06-27 Listed for Rent $2,500 ONEKEY