161 N Miller St · Newburgh, NY 12550

$165,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 94 Days on market

Built 1900 2,100 sqft lot $150/sqft · 34% below area Est $250k · 34% under ↓ 17% since listing

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +8.3/10.0
• 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

Listing remarks MLS

Great opportunity to add your personal touch to this brick fixer-upper located in the City of Newburgh. This 3-bedroom, 1-bath home offers 1,100 sq ft of living space and plenty of potential for homeowners or investors alike. The property features a nice-sized backyard—perfect for relaxing evenings, gardening, or entertaining. Conveniently located near St. Luke’s Hospital, schools, colleges, parks, and major routes including I-84 and NY-9W, making commuting easy. Bring your vision and make this home your own or transform it into a great investment opportunity. Property is being sold as-is.

Key facts

• Near schools
• Nice-sized backyard
• Near colleges

Tags

• NICE-SIZED BACKYARD
• NEAR SCHOOLS
• NEAR COLLEGES
• NEAR PARKS
• NEAR MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1900 — 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: 1.33% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 6.3

CMA / ARV

• ARV (median comp): $249,607
• List price: $165,000
• Delta: -33.90%
• 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
314 South St	0.35mi	2/1.0 (-1)	1,080 (-2%)	3mo	$260,000	$241	73
92 Robinson Ave	0.36mi	2/1.5 (-1)	1,056 (-4%)	5mo	$230,000	$218	66
8 Bush Ave	0.57mi	3/1.0	1,100 (0%)	12mo	$240,000	$218	63
4 City Ter N	0.35mi	2/1.0 (-1)	1,203 (+9%)	3mo	$197,500	$164	61
319 Powell Ave	0.41mi	3/1.0	1,196 (+9%)	8mo	$300,000	$251	59
23 Bush Ave	0.55mi	3/1.0	1,030 (-6%)	10mo	$310,000	$301	56
62 Benkard Ave	0.74mi	3/1.0	1,094 (-0%)	11mo	$185,000	$169	56
329 Powell Ave	0.44mi	3/1.0	1,232 (+12%)	8mo	$300,000	$244	52
375 3rd St	0.59mi	3/1.0	1,200 (+9%)	8mo	$299,000	$249	50
27 Fullerton Ave	0.69mi	2/2.0 (-1)	1,060 (-4%)	5mo	$285,000	$269	49
419 3rd St	0.70mi	3/1.0	1,188 (+8%)	14mo	$310,000	$261	43
8 Washington Pl	0.58mi	2/1.5 (-1)	1,212 (+10%)	10mo	$290,000	$239	41

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-6,128
• Equity at exit: $24,602

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $8,220
• Equity at exit: $14,266

Cash invested: $46,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$865
• Tax from tax record: −$395 /mo · $4,735/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $401

Break-even live

Break-even rent $1,682

Max offer price $165,000

Occupancy floor 77%

Sensitivity live

Price	-10% $495	-5% $448	+0% $401	+5% $355	+10% $308
Rent	-10% $228	-5% $315	+0% $401	+5% $488	+10% $574
Rate	-1.0pp $484	-0.5pp $443	base $401	+0.5pp $359	+1.0pp $315

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	14d	1	0.06mi
271 Liberty St Unit 1 Newburgh, NY	2.0	1.0	825	$2,000	$2.42	14d	1	0.17mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	44d	1	0.25mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	24d	1	0.26mi
51 Lander St Unit 1 Newburgh, NY	2.0	1.0	1000	$1,500	$1.50	24d	1	0.26mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	44d	1	0.27mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	44d	1	0.31mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	24d	1	0.36mi
167 Liberty St Newburgh, NY	2.0	1.0	900	$1,900	$2.11	44d	1	0.37mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	14d	1	0.41mi
96 Broadway Unit 2B Newburgh, NY	2.0	1.0	750	$1,750	$2.33	24d	1	0.43mi
87 Broadway Unit 2 Newburgh, NY	2.0	1.0	800	$1,800	$2.25	24d	1	0.47mi
27 Clark St Newburgh, NY	3.0	1.0	785	$1,950	$2.48	44d	1	0.49mi
4 Grand St Unit 1 Newburgh, NY	2.0	1.0	900	$2,400	$2.67	24d	1	0.56mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	44d	1	0.61mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	24d	1	0.61mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	44d	1	0.62mi
44 Johnes St Unit 108-J Newburgh, NY	2.0	1.0	909	$1,950	$2.15	14d	1	0.71mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	44d	1	0.73mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	14d	1	0.83mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	44d	1	0.84mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	24d	1	0.86mi
22 Overlook Pl Newburgh, NY	2.0	1.0	1013	$2,000	$1.97	22d	1	0.90mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	44d	1	1.03mi
33 Bay View Ter Unit 1 Newburgh, NY	2.0	1.0	950	$2,200	$2.32	14d	1	1.06mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	24d	1	1.07mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 94 DOM
2. 2026-06-17
   days on market $165,000 Active 93 DOM
3. 2026-06-16
   days on market $165,000 Active 92 DOM
4. 2026-06-15
   days on market $165,000 Active 91 DOM
5. 2026-06-14
   days on market $165,000 Active 89 DOM
6. 2026-06-13
   days on market $165,000 Active 88 DOM
7. 2026-06-10
   days on market $165,000 Active 86 DOM
8. 2026-06-09
   days on market $165,000 Active 85 DOM
9. 2026-06-08
   days on market $165,000 Active 84 DOM
10. 2026-06-07
    days on market $165,000 Active 83 DOM
11. 2026-06-03
    days on market $165,000 Active 79 DOM
12. 2026-06-02
    days on market $165,000 Active 78 DOM
13. 2026-06-01
    days on market $165,000 Active 77 DOM
14. 2026-05-31
    days on market $165,000 Active 76 DOM
15. 2026-05-30
    days on market $165,000 Active 75 DOM
16. 2026-05-18
    price $165,000 608-char remark

    Show marketing remark (608 chars)

    Great opportunity to add your personal touch to this brick fixer-upper located in the City of Newburgh. This 3-bedroom, 1-bath home offers 1,100 sq ft of living space and plenty of potential for homeowners or investors alike. The property features a nice-sized backyard—perfect for relaxing evenings, gardening, or entertaining. Conveniently located near St. Luke’s Hospital, schools, colleges, parks, and major routes including I-84 and NY-9W, making commuting easy. Bring your vision and make this home your own or transform it into a great investment opportunity. Property is being sold as-is.

17. 2026-03-16
    listed $175,000 Active 608-char remark

    Show marketing remark (608 chars)

    Great opportunity to add your personal touch to this brick fixer-upper located in the City of Newburgh. This 3-bedroom, 1-bath home offers 1,100 sq ft of living space and plenty of potential for homeowners or investors alike. The property features a nice-sized backyard—perfect for relaxing evenings, gardening, or entertaining. Conveniently located near St. Luke’s Hospital, schools, colleges, parks, and major routes including I-84 and NY-9W, making commuting easy. Bring your vision and make this home your own or transform it into a great investment opportunity. Property is being sold as-is.

18. 2023-09-29
    historical
19. 2023-03-24
    listed $199,999 Active

ⓘ 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: $4,735 · $395/mo
• Projected year-2 tax: $4,735 · $395/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $26,277
• − Mortgage interest: −$9,243
• − Property taxes: −$4,735
• − Insurance: −$825
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$4,800
• Taxable income: $2,471
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $4,223/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

-17.5% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-03-24 Listed $199,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $4,735 · -3.1% YoY. Source: county tax records.