142 W Parmenter St #2 · Newburgh, NY 12550

$285,000

4 bd · 1.5 ba · 1,324 sqft · SingleFamily public records · 1 Days on market

Built 1900 2,500 sqft lot Est $330k · 14% under

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Why this score? — see what drove the D 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).

• ARV discount +13.6/15.0
• Cash flow +11.7/30.0
• 1% rule +4.3/10.0
• Schools +3.5/10.0
• DSCR +3.4/10.0
• 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

IDEAL FOR INVESTOR. .ATTACHED HOME IS VERY NICECORPORATE OWNED SOLD IN AS IS CONDITION ELEC NOT ON BRING FLASHLIGHT

Key facts

• 2,500 sq ft lot
• Built 1900

Property features AI

Exterior

• Parking: Off-street parking; No carport
• Utilities: Public sewer; Cable available
• Home design: Single-family residence; Living area listed as 1324
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; No appliances listed
• Bedrooms: Total rooms: 7 (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window AC unit(s)
• Interior features: First-floor full bathroom; Eat-in kitchen; Unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (6.7% below list).
• Recommended offer: $266k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Meadow Hill Global Explorations Magnet School (math 24% / reading 47%, grade F, #1,566 of 2,108 statewide, top 74%, 1,013 students, 58% FRL); Newburgh Free Academy (math 76% / reading 85%, grade A, #506 of 1,100 statewide, top 46%, 3,433 students, 56% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 40% district-wide (+18 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; 384 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $190k; list at $285k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $265,898 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $329,676
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Prospect St	0.47mi	3/1.0 (-1)	1,408 (+6%)	2mo	$345,000	$245	59
77 Prospect St	0.47mi	3/2.0 (-1)	1,442 (+9%)	2mo	$387,500	$269	54
197 Chambers St	0.72mi	3/1.0 (-1)	1,272 (-4%)	2mo	$130,000	$102	51
80 Carter St	0.39mi	3/1.0 (-1)	1,410 (+6%)	16mo	$215,000	$152	50
22 Fullerton Ave	0.51mi	4/2.5	1,472 (+11%)	6mo	$365,000	$248	49
17 Overlook Pl	0.53mi	3/1.0 (-1)	1,232 (-7%)	16mo	$425,000	$345	44
19 E Parmenter St	0.31mi	3/1.0 (-1)	1,140 (-14%)	15mo	$192,000	$168	43
375 3rd St	0.61mi	3/1.0 (-1)	1,200 (-9%)	8mo	$299,000	$249	42
55 Henry Ave	0.54mi	3/2.0 (-1)	1,474 (+11%)	16mo	$370,000	$251	36
112 Prospect St	0.56mi	3/1.5 (-1)	1,519 (+15%)	12mo	$379,900	$250	34
61 Beacon St	0.57mi	3/2.0 (-1)	1,501 (+13%)	14mo	$350,449	$233	32
419 3rd St	0.70mi	3/1.0 (-1)	1,188 (-10%)	14mo	$310,000	$261	32

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: -21.3%
• Equity multiple: 0.28×
• Total profit: $-57,510
• Equity at exit: $42,494

10-year hold

• IRR: -22.4%
• Equity multiple: -0.01×
• Total profit: $-80,450
• Equity at exit: $24,642

Cash invested: $79,800 (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: 384
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$571 /mo · $6,847/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-83

Break-even live

Break-even rent $2,764

Max offer price $270,286

Occupancy floor 98%

Sensitivity live

Price	-10% $78	-5% $-3	+0% $-83	+5% $-164	+10% $-245
Rent	-10% $-293	-5% $-188	+0% $-83	+5% $22	+10% $127
Rate	-1.0pp $60	-0.5pp $-11	base $-83	+0.5pp $-157	+1.0pp $-232

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	45d	1	0.03mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	45d	1	0.04mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	45d	1	0.32mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	45d	1	0.34mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	45d	1	0.35mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	25d	1	0.43mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	45d	1	0.57mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	45d	1	0.62mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	45d	1	0.63mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	15d	1	0.65mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	15d	1	0.75mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	25d	1	0.87mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	25d	1	0.92mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	25d	1	1.45mi

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $285,000 Coming Soon 1 DOM

ⓘ 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: $6,847 · $571/mo
• Projected year-2 tax: $6,847 · $571/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: $31,908
• − Mortgage interest: −$15,964
• − Property taxes: −$6,847
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − Depreciation: −$8,291
• Taxable loss: −$5,725
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $374/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

+630.8% since first listed

8 events — show timeline

• 2026-06-17 Coming Soon $285,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-07 Sold (Public Records) $220,000 Public Records
• 2024-10-07 Sold (Public Records) $190,000 Public Records
• 1999-02-22 Sold (MLS) $15,000 HGMLS
• 1999-01-27 Price Changed $24,900 HGMLS
• 1999-01-27 Delisted — HGMLS
• 1999-01-17 Listed $15,000 HGMLS
• 1988-05-26 Sold (Public Records) $39,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $6,847 · -3.3% YoY. Source: county tax records.