36 Liberty St · Newburgh, NY 12550

$315,000

5 bd · 1.0 ba · 2,029 sqft · SingleFamily public records · 109 Days on market

Built 1910 5,000 sqft lot $155/sqft · 26% below area Est $423k · 26% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• 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

Listing remarks MLS

Located in the Washington Heights section of Newburgh, just moments from Water Street, this five bedroom property presents a rare opportunity to own in one of the city’s steadily revitalizing neighborhoods. Washington Heights continues to benefit from private reinvestment, restored properties, and the broader growth surrounding Newburgh’s waterfront, dining scene, arts community, and commuter accessibility. Homes nearby have already been renovated, including neighboring properties, making this location especially attractive for buyers looking to capture value before full appreciation takes hold. This home offers exceptional architectural character and strong structural integrity. With great bones and a solid foundation, it is ready for transformation while preserving its original charm. Inside, you’ll find hardwood floors throughout the property, high ceilings that create an open and airy feel, and beautiful original woodwork that speaks to the craftsmanship of its era. The staircase is a standout feature, showcasing detailed wood banisters and dual staircases that lead from the front of the home toward the back kitchen area, offering both functionality and classic design appeal. The living space is anchored by a striking tile fireplace, adding warmth and character to the home’s main gathering area. The wraparound porch enhances curb appeal and provides inviting outdoor space, while the newly constructed dual porches both upper and lower offer additional exterior living areas and architectural presence. A new roof adds significant value and peace of mind for the next owner. The backyard is a true bonus for city living spacious, private, and offering lovely mountain views unique to the Newburgh landscape. Outdoor space of this size in this location is a rare find and further increases the property’s potential. This is a true renovation opportunity. The home will require a full kitchen update and cosmetic improvements, but the structure, layout, size, and architectural features make it a standout investment. With five bedrooms and flexible layout options, the property can function as a single family residence, a potential mother daughter setup, or a long term rental investment. The scale of the home combined with its location makes it especially attractive for investors or owner occupants looking to build equity in an emerging pocket of Newburgh. Recently brought to market at a very reasonable price relative to its size, character, and positioning, this property offers room for improvement and strong upside potential. With renovated homes nearby and continued neighborhood enhancement underway, this is an opportunity to invest not just in a home, but in the future growth of Washington Heights.

Key facts

• Dual staircases
• Tile fireplace
• High ceilings

Tags

• HARDWOOD FLOORS
• HIGH CEILINGS
• ORIGINAL WOODWORK
• DETAILED WOOD BANISTERS
• DUAL STAIRCASES
• TILE FIREPLACE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $287k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 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 $3,448/mo this rent would consume 48% 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 109 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; list at $315k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — 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 $286,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 7.6

CMA / ARV

• ARV (median comp): $423,240
• List price: $315,000
• Delta: -25.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 William St	0.29mi	5/2.0	1,950 (-4%)	2mo	$295,000	$151	74
49 Overlook Pl	0.20mi	4/3.0 (-1)	2,100 (+4%)	7mo	$375,000	$179	66
16 Henry Ave	0.27mi	4/2.0 (-1)	1,976 (-3%)	12mo	$470,000	$238	64
2 Primavera Dr	0.55mi	4/3.0 (-1)	2,102 (+4%)	16mo	$585,000	$278	42
291 Walsh Ave	0.69mi	4/2.5 (-1)	1,800 (-11%)	11mo	$430,000	$239	28

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-46,397
• Equity at exit: $46,968

10-year hold

• IRR: -11.9%
• Equity multiple: 0.38×
• Total profit: $-54,761
• Equity at exit: $27,235

Cash invested: $88,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,448 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$746 /mo · $8,950/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $195

Break-even live

Break-even rent $3,201

Max offer price $315,000

Occupancy floor 89%

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: $78,750
• Closing costs: $9,450
• 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	0.18mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	44d	1	0.74mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	44d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $315,000 Active 109 DOM
2. 2026-06-17
   days on market $315,000 Active 108 DOM
3. 2026-06-16
   days on market $315,000 Active 107 DOM
4. 2026-06-15
   days on market $315,000 Active 106 DOM
5. 2026-06-14
   days on market $315,000 Active 104 DOM
6. 2026-06-13
   days on market $315,000 Active 103 DOM
7. 2026-06-10
   days on market $315,000 Active 101 DOM
8. 2026-06-09
   days on market $315,000 Active 100 DOM
9. 2026-06-08
   days on market $315,000 Active 99 DOM
10. 2026-06-07
    days on market $315,000 Active 98 DOM
11. 2026-06-03
    days on market $315,000 Active 94 DOM
12. 2026-06-02
    days on market $315,000 Active 93 DOM
13. 2026-06-01
    days on market $315,000 Active 92 DOM
14. 2026-05-31
    days on market $315,000 Active 91 DOM
15. 2026-05-30
    days on market $315,000 Active 90 DOM
16. 2026-04-02
    price $315,000 2769-char remark

    Show marketing remark (2769 chars)

    Located in the Washington Heights section of Newburgh, just moments from Water Street, this five bedroom property presents a rare opportunity to own in one of the city’s steadily revitalizing neighborhoods. Washington Heights continues to benefit from private reinvestment, restored properties, and the broader growth surrounding Newburgh’s waterfront, dining scene, arts community, and commuter accessibility. Homes nearby have already been renovated, including neighboring properties, making this location especially attractive for buyers looking to capture value before full appreciation takes hold. This home offers exceptional architectural character and strong structural integrity. With great bones and a solid foundation, it is ready for transformation while preserving its original charm. Inside, you’ll find hardwood floors throughout the property, high ceilings that create an open and airy feel, and beautiful original woodwork that speaks to the craftsmanship of its era. The staircase is a standout feature, showcasing detailed wood banisters and dual staircases that lead from the front of the home toward the back kitchen area, offering both functionality and classic design appeal. The living space is anchored by a striking tile fireplace, adding warmth and character to the home’s main gathering area. The wraparound porch enhances curb appeal and provides inviting outdoor space, while the newly constructed dual porches both upper and lower offer additional exterior living areas and architectural presence. A new roof adds significant value and peace of mind for the next owner. The backyard is a true bonus for city living spacious, private, and offering lovely mountain views unique to the Newburgh landscape. Outdoor space of this size in this location is a rare find and further increases the property’s potential. This is a true renovation opportunity. The home will require a full kitchen update and cosmetic improvements, but the structure, layout, size, and architectural features make it a standout investment. With five bedrooms and flexible layout options, the property can function as a single family residence, a potential mother daughter setup, or a long term rental investment. The scale of the home combined with its location makes it especially attractive for investors or owner occupants looking to build equity in an emerging pocket of Newburgh. Recently brought to market at a very reasonable price relative to its size, character, and positioning, this property offers room for improvement and strong upside potential. With renovated homes nearby and continued neighborhood enhancement underway, this is an opportunity to invest not just in a home, but in the future growth of Washington Heights.

17. 2026-03-01
    listed $349,900 Active 2769-char remark

    Show marketing remark (2769 chars)

    Located in the Washington Heights section of Newburgh, just moments from Water Street, this five bedroom property presents a rare opportunity to own in one of the city’s steadily revitalizing neighborhoods. Washington Heights continues to benefit from private reinvestment, restored properties, and the broader growth surrounding Newburgh’s waterfront, dining scene, arts community, and commuter accessibility. Homes nearby have already been renovated, including neighboring properties, making this location especially attractive for buyers looking to capture value before full appreciation takes hold. This home offers exceptional architectural character and strong structural integrity. With great bones and a solid foundation, it is ready for transformation while preserving its original charm. Inside, you’ll find hardwood floors throughout the property, high ceilings that create an open and airy feel, and beautiful original woodwork that speaks to the craftsmanship of its era. The staircase is a standout feature, showcasing detailed wood banisters and dual staircases that lead from the front of the home toward the back kitchen area, offering both functionality and classic design appeal. The living space is anchored by a striking tile fireplace, adding warmth and character to the home’s main gathering area. The wraparound porch enhances curb appeal and provides inviting outdoor space, while the newly constructed dual porches both upper and lower offer additional exterior living areas and architectural presence. A new roof adds significant value and peace of mind for the next owner. The backyard is a true bonus for city living spacious, private, and offering lovely mountain views unique to the Newburgh landscape. Outdoor space of this size in this location is a rare find and further increases the property’s potential. This is a true renovation opportunity. The home will require a full kitchen update and cosmetic improvements, but the structure, layout, size, and architectural features make it a standout investment. With five bedrooms and flexible layout options, the property can function as a single family residence, a potential mother daughter setup, or a long term rental investment. The scale of the home combined with its location makes it especially attractive for investors or owner occupants looking to build equity in an emerging pocket of Newburgh. Recently brought to market at a very reasonable price relative to its size, character, and positioning, this property offers room for improvement and strong upside potential. With renovated homes nearby and continued neighborhood enhancement underway, this is an opportunity to invest not just in a home, but in the future growth of Washington Heights.

18. 2016-08-31
    soldstatus $102,000 275-char remark

    Show marketing remark (275 chars)

    Multifamily potential mixed use building on the south end of the Liberty Street business corridor in need of renovation. Possibility of restoring original shopfront on ground floor with 2 rental apartments above on the second and third floor. Property sold "AS IS".

19. 2016-05-07
    listed $105,000 275-char remark

    Show marketing remark (275 chars)

    Multifamily potential mixed use building on the south end of the Liberty Street business corridor in need of renovation. Possibility of restoring original shopfront on ground floor with 2 rental apartments above on the second and third floor. Property sold "AS IS".

20. 1998-02-10
    soldstatus $38,500

ⓘ 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: $8,950 · $746/mo
• Projected year-2 tax: $8,950 · $746/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 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: $41,374
• − Mortgage interest: −$17,645
• − Property taxes: −$8,950
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,310
• − Management: −$3,310
• − Depreciation: −$9,164
• Taxable loss: −$2,579
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $2,957/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

+718.2% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2016-08-31 Sold (MLS) $102,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-07 Listed $105,000 OneKey® MLS as Distributed by MLS Grid
• 1998-02-10 Sold (Public Records) $38,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $8,950 · -1.9% YoY. Source: county tax records.