112 W Parmenter St · Newburgh, NY 12550

$305,000

4 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 85 Days on market

Built 1890 1,875 sqft lot Est $527k · 42% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +7.3/10.0
• 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 brick 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 114 W Parmenter or can be sold independently

Key facts

• Fenced yard
• Minutes from shops
• Solid brick exterior

Tags

• FENCED YARD
• SOLID BRICK EXTERIOR
• BRIGHT OPEN LIVING AREAS
• MINUTES FROM WATERFRONT
• MINUTES FROM SHOPS
• MINUTES FROM DINING

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 $557 ($7k/yr) — positive. Per door: $278/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 8.5% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $3,737/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 85 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $265k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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 $286,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.23% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 6.8

CMA / ARV

• ARV (median comp): $527,396
• List price: $305,000
• Delta: -42.17%
• 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
121 William St	0.21mi	4/2.0	1,840 (-0%)	5mo	$449,900	$245	86
23 City Ter Unit A	0.22mi	5/2.0 (+1)	1,952 (+6%)	4mo	$280,000	$143	72
113 First St	0.42mi	4/2.0	1,800 (-3%)	7mo	$295,000	$164	70
14 S Miller St	0.21mi	3/2.0 (-1)	1,752 (-5%)	9mo	$260,000	$148	68
20 E Parmenter St	0.24mi	3/2.0 (-1)	1,716 (-7%)	8mo	$349,000	$203	65
37 Lutheran St	0.26mi	3/2.0 (-1)	1,666 (-10%)	3mo	$262,500	$158	64
30 Overlook Pl	0.45mi	4/2.0	1,940 (+5%)	10mo	$390,000	$201	63
138 Benkard Ave	0.18mi	5/2.0 (+1)	2,004 (+8%)	15mo	$200,000	$100	60
59 Liberty St	0.29mi	3/2.0 (-1)	1,724 (-7%)	14mo	$328,720	$191	59
219A First St	0.30mi	5/2.0 (+1)	1,938 (+5%)	18mo	$270,000	$139	58
62 Clark St	0.08mi	3/2.0 (-1)	1,600 (-13%)	16mo	$263,682	$165	56
50 Carson Ave	0.37mi	5/3.0 (+1)	1,688 (-9%)	10mo	$350,000	$207	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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-22,449
• Equity at exit: $45,476

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-7,024
• 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: 383
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,737 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$669 /mo · $8,030/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $557

Break-even live

Break-even rent $3,033

Max offer price $305,000

Occupancy floor 80%

Sensitivity live

Price	-10% $729	-5% $643	+0% $557	+5% $470	+10% $384
Rent	-10% $261	-5% $409	+0% $557	+5% $704	+10% $852
Rate	-1.0pp $710	-0.5pp $634	base $557	+0.5pp $478	+1.0pp $397

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,736
Total (2 units)			$3,737

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 7 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	24d	1	0.38mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	44d	1	0.54mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	44d	1	0.60mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	44d	1	0.68mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	24d	1	0.96mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	44d	1	1.01mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	24d	1	1.50mi

Listing history 30 events

1. 2026-06-18
   days on market $305,000 Active 85 DOM
2. 2026-06-17
   days on market $305,000 Active 84 DOM
3. 2026-06-16
   days on market $305,000 Active 83 DOM
4. 2026-06-15
   days on market $305,000 Active 82 DOM
5. 2026-06-14
   days on market $305,000 Active 80 DOM
6. 2026-06-13
   days on market $305,000 Active 79 DOM
7. 2026-06-10
   days on market $305,000 Active 77 DOM
8. 2026-06-09
   days on market $305,000 Active 76 DOM
9. 2026-06-08
   days on market $305,000 Active 75 DOM
10. 2026-06-07
    days on market $305,000 Active 74 DOM
11. 2026-06-03
    days on market $305,000 Active 70 DOM
12. 2026-06-02
    days on market $305,000 Active 69 DOM
13. 2026-06-01
    days on market $305,000 Active 68 DOM
14. 2026-05-31
    days on market $305,000 Active 67 DOM
15. 2026-05-30
    days on market $305,000 Active 66 DOM
16. 2026-04-24
    price $314,000 599-char remark

    Show marketing remark (599 chars)

    Nestled in the heart of Newburgh, this charming brick 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 114 W Parmenter or can be sold independently

17. 2026-04-22
    price $319,000 599-char remark

    Show marketing remark (599 chars)

    Nestled in the heart of Newburgh, this charming brick 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 114 W Parmenter or can be sold independently

18. 2026-03-25
    listed $339,000 Active 599-char remark

    Show marketing remark (599 chars)

    Nestled in the heart of Newburgh, this charming brick 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 114 W Parmenter or can be sold independently

19. 2022-08-15
    soldstatus $265,000
20. 2022-08-01
    soldstatus $265,000 250-char remark

    Show marketing remark (250 chars)

    GREAT INVESTMENT OPPORTUNITY! TWO UNIT ROWHOUSE IN THE CITY OF NEWBURGH WITH ACCESS TO BACKYARD. WALKING DISTANCE TO SHOPS. CLOSE FOR COMMUTING TO METRO NORTH AND 1 HOUR FROM NYC. LOTS OF POTENTIAL!!!,Heating:Gas,ROOF:Asphalt Shingles,AboveGrade:1848

21. 2022-06-14
    status Pending
22. 2022-06-14
    historical
23. 2022-05-02
    listed $249,900 250-char remark

    Show marketing remark (250 chars)

    GREAT INVESTMENT OPPORTUNITY! TWO UNIT ROWHOUSE IN THE CITY OF NEWBURGH WITH ACCESS TO BACKYARD. WALKING DISTANCE TO SHOPS. CLOSE FOR COMMUTING TO METRO NORTH AND 1 HOUR FROM NYC. LOTS OF POTENTIAL!!!,Heating:Gas,ROOF:Asphalt Shingles,AboveGrade:1848

24. 2022-05-02
    listed $249,900 Active

    Show marketing remark (250 chars)

    GREAT INVESTMENT OPPORTUNITY! TWO UNIT ROWHOUSE IN THE CITY OF NEWBURGH WITH ACCESS TO BACKYARD. WALKING DISTANCE TO SHOPS. CLOSE FOR COMMUTING TO METRO NORTH AND 1 HOUR FROM NYC. LOTS OF POTENTIAL!!!,Heating:Gas,ROOF:Asphalt Shingles,AboveGrade:1848

25. 2004-03-12
    soldstatus $115,000
26. 2004-03-10
    soldstatus $121,900
27. 2003-10-14
    price $125,000
28. 2003-10-14
    historical
29. 2003-05-30
    listed $115,000
30. 1989-12-27
    soldstatus $32,500

ⓘ 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: $8,030 · $669/mo
• Projected year-2 tax: $8,030 · $669/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: $44,844
• − Mortgage interest: −$17,085
• − Property taxes: −$8,030
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,588
• − Management: −$3,588
• − Depreciation: −$8,873
• Taxable income: $2,157
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $6,161/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

+866.2% since first listed

15 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
• 2022-08-15 Sold (Public Records) $265,000 Public Records
• 2022-08-01 Sold (MLS) $265,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-06-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-02 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2022-05-02 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2004-03-12 Sold (MLS) $115,000 HGMLS
• 2004-03-10 Sold (Public Records) $121,900 Public Records
• 2003-10-14 Delisted — HGMLS
• 2003-10-14 Price Changed $125,000 HGMLS
• 2003-05-30 Listed $115,000 HGMLS
• 1989-12-27 Sold (Public Records) $32,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $8,030 · -1.9% YoY. Source: county tax records.