167 Ann St · Newburgh, NY 12550

$375,000

7 bd · 3.0 ba · 2,295 sqft · MultiFamily public records · 34 Days on market

Built 1910 3,200 sqft lot $163/sqft · 39% below area Est $616k · 39% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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 MLS

Hurry!!!3 Unit Brick Occupied Investment Opportunity Located Near shops, cafes, restaurants and more!!! This property wont last!!!

Key facts

• Downtown newburgh
• Newburgh waterfront
• Brick 3-family home

Tags

• BRICK 3-FAMILY HOME
• DOWNTOWN NEWBURGH
• NEWBURGH WATERFRONT
• SHORT WALK

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected (Central Hudson); Natural gas connected; Public sewer; Water connected
• Home design: Townhouse structure; Triplex property
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; No additional parcels

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Original details; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $468/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; solid renter incomes; 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $105k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $260k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $363,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.45% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.04%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

• ARV (median comp): $616,473
• List price: $375,000
• Delta: -39.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Benkard Ave	0.26mi	6/3.0 (-1)	2,400 (+5%)	5mo	$375,000	$156	71
76 Johnston St #74	0.26mi	8/2.0 (+1)	2,315 (+1%)	15mo	$260,000	$112	65
16 Lutheran St	0.19mi	6/2.0 (-1)	2,508 (+9%)	13mo	$380,000	$152	56
60 Johnston St	0.21mi	6/2.0 (-1)	2,625 (+14%)	18mo	$298,000	$114	42
48 Overlook Pl	0.43mi	6/4.0 (-1)	2,060 (-10%)	22mo	$300,000	$146	36
298 Liberty St	0.54mi	6/3.0 (-1)	2,573 (+12%)	20mo	$370,000	$144	33
121 Gidney Ave	0.68mi	6/2.0 (-1)	1,992 (-13%)	22mo	$456,000	$229	19

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: 4.1%
• Equity multiple: 1.15×
• Total profit: $16,246
• Equity at exit: $55,914

10-year hold

• IRR: 11.1%
• Equity multiple: 1.77×
• Total profit: $80,827
• Equity at exit: $32,423

Cash invested: $105,000 (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: 16.9×

Monthly cashflow live

• Estimated rent: $5,431 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$764 /mo · $9,168/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $1,404

Break-even live

Break-even rent $3,654

Max offer price $375,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,704
1× unit	1	1	$1,727
Total (3 units)			$5,431

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $375,000 Active 34 DOM
2. 2026-06-17
   days on market $375,000 Active 33 DOM
3. 2026-06-16
   days on market $375,000 Active 32 DOM
4. 2026-06-15
   days on market $375,000 Active 31 DOM
5. 2026-06-14
   days on market $375,000 Active 29 DOM
6. 2026-06-13
   days on market $375,000 Active 28 DOM
7. 2026-06-10
   days on market $375,000 Active 26 DOM
8. 2026-06-09
   days on market $375,000 Active 25 DOM
9. 2026-06-08
   days on market $375,000 Active 24 DOM
10. 2026-06-07
    days on market $375,000 Active 23 DOM
11. 2026-06-03
    days on market $375,000 Active 19 DOM
12. 2026-06-02
    days on market $375,000 Active 18 DOM
13. 2026-06-01
    days on market $375,000 Active 17 DOM
14. 2026-05-31
    days on market $375,000 Active 16 DOM
15. 2026-05-30
    days on market $375,000 Active 15 DOM
16. 2026-05-13
    listed $375,000 Active 1165-char remark
17. 2020-03-13
    soldstatus $260,000
18. 2019-11-06
    soldstatus $260,000 Sold 130-char remark

    Show marketing remark (130 chars)

    Hurry!!!3 Unit Brick Occupied Investment Opportunity Located Near shops, cafes, restaurants and more!!! This property wont last!!!

19. 2019-08-06
    status Pending 130-char remark

    Show marketing remark (130 chars)

    Hurry!!!3 Unit Brick Occupied Investment Opportunity Located Near shops, cafes, restaurants and more!!! This property wont last!!!

20. 2019-07-10
    listed $267,000 Active 130-char remark

    Show marketing remark (130 chars)

    Hurry!!!3 Unit Brick Occupied Investment Opportunity Located Near shops, cafes, restaurants and more!!! This property wont last!!!

21. 2018-12-28
    soldstatus $115,000

ⓘ 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: $9,168 · $764/mo
• Projected year-2 tax: $9,168 · $764/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: $65,172
• − Mortgage interest: −$21,006
• − Property taxes: −$9,168
• − Insurance: −$1,875
• − Repairs & maintenance: −$5,214
• − Management: −$5,214
• − Depreciation: −$10,909
• Taxable income: $11,786
• Est. tax owed @ 24.0%: −$2,829
• After-tax cash flow: $14,015/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

+226.1% since first listed

6 events — show timeline

• 2026-05-13 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-13 Sold (Public Records) $260,000 Public Records
• 2019-11-06 Sold (MLS) $260,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-07-10 Listed $267,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-28 Sold (Public Records) $115,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $9,168 · -4.2% YoY. Source: county tax records.