202 Ann St · Newburgh, NY 12550

$450,000

3 bd · 2.0 ba · 1,040 sqft · MultiFamily public records · 108 Days on market

Built 1950 1,800 sqft lot Est $536k · 16% 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 +18.1/30.0
• ARV discount +14.7/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Great investment opportunity in good condition overall and fully rented. Low taxes. Close to shopping, restaurants, Hawys , and more Gross Income : $31,800.00

Key facts

• 1,800 sq ft lot
• Built 1950
• Listed 108 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $437k (2.8% below list).
• Recommended offer: $410k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $4,373/mo this rent would consume 61% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $45k; list at $450k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $409,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.97% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $536,267
• List price: $450,000
• Delta: -16.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Hasbrouck St	0.17mi	4/3.0 (+1)	1,008 (-3%)	3mo	$305,000	$303	75
73 S Robinson Ave	0.32mi	4/2.0 (+1)	1,000 (-4%)	10mo	$345,000	$345	66
28 Hasbrouck St	0.16mi	4/3.0 (+1)	1,188 (+14%)	3mo	$305,000	$257	57

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-57,950
• Equity at exit: $67,096

10-year hold

• IRR: -8.2%
• Equity multiple: 0.54×
• Total profit: $-57,832
• Equity at exit: $38,908

Cash invested: $126,000 (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: 25.7×

Monthly cashflow live

• Estimated rent: $4,373 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$513 /mo · $6,155/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $394

Break-even live

Break-even rent $3,874

Max offer price $450,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,374
Total (3 units)			$4,373

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Clark St Newburgh, NY	3.0	1.0	785	$1,950	$2.48	44d	1	0.09mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	44d	1	0.17mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	44d	1	0.19mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	44d	1	0.20mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	44d	1	0.20mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	23d	1	0.22mi
51 Lander St Unit 1 Newburgh, NY	2.0	1.0	1000	$1,500	$1.50	23d	1	0.26mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	44d	1	0.26mi
96 Broadway Unit 2B Newburgh, NY	2.0	1.0	750	$1,750	$2.33	23d	1	0.27mi
167 Liberty St Newburgh, NY	2.0	1.0	900	$1,900	$2.11	44d	1	0.28mi
87 Broadway Unit 2 Newburgh, NY	2.0	1.0	800	$1,800	$2.25	23d	1	0.30mi
4 Grand St Unit 1 Newburgh, NY	2.0	1.0	900	$2,400	$2.67	23d	1	0.34mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	44d	1	0.37mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	23d	1	0.37mi
44 Johnes St Unit 108-J Newburgh, NY	2.0	1.0	909	$1,950	$2.15	14d	1	0.41mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	44d	1	0.42mi
271 Liberty St Unit 1 Newburgh, NY	2.0	1.0	825	$2,000	$2.42	14d	1	0.47mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	14d	1	0.49mi
22 Overlook Pl Newburgh, NY	2.0	1.0	1013	$2,000	$1.97	21d	1	0.55mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	44d	1	0.64mi
33 Bay View Ter Unit 1 Newburgh, NY	2.0	1.0	950	$2,200	$2.32	14d	1	0.69mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	23d	1	0.73mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	14d	1	0.78mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	14d	1	0.83mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	23d	1	0.91mi
109 Myrtle Ave New Windsor, NY	2.0	1.0	1079	$2,200	$2.04	44d	1	1.16mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	23d	1	1.29mi

Listing history 26 events

1. 2026-06-18
   days on market $450,000 Active 108 DOM
2. 2026-06-17
   days on market $450,000 Active 107 DOM
3. 2026-06-16
   days on market $450,000 Active 106 DOM
4. 2026-06-15
   days on market $450,000 Active 105 DOM
5. 2026-06-14
   days on market $450,000 Active 103 DOM
6. 2026-06-13
   days on market $450,000 Active 102 DOM
7. 2026-06-10
   days on market $450,000 Active 100 DOM
8. 2026-06-09
   days on market $450,000 Active 99 DOM
9. 2026-06-08
   days on market $450,000 Active 98 DOM
10. 2026-06-07
    days on market $450,000 Active 97 DOM
11. 2026-06-03
    days on market $450,000 Active 93 DOM
12. 2026-06-02
    days on market $450,000 Active 92 DOM
13. 2026-06-01
    days on market $450,000 Active 91 DOM
14. 2026-05-31
    days on market $450,000 Active 90 DOM
15. 2026-05-30
    days on market $450,000 Active 89 DOM
16. 2026-03-02
    listed $450,000 Active 158-char remark

    Show marketing remark (158 chars)

    Great investment opportunity in good condition overall and fully rented. Low taxes. Close to shopping, restaurants, Hawys , and more Gross Income : $31,800.00

17. 2012-10-02
    soldstatus $45,000
18. 2012-06-21
    soldstatus $45,000 325-char remark

    Show marketing remark (325 chars)

    Great investment property in good condition overall. Apartment first floor was renovated recently. The upstairs apartment is move in condition. Short sale. Bank is waiting for an offer. Additional Information: AnnGarbageExpense:0,AnnOtherExpenses:0,AnnSuper_MaintExp:0,AnnUtilityExpense:0,AnnWaterExpense:0,AdjustedGOI:19200,

19. 2012-06-21
    soldstatus $45,000

    Show marketing remark (325 chars)

    Great investment property in good condition overall. Apartment first floor was renovated recently. The upstairs apartment is move in condition. Short sale. Bank is waiting for an offer. Additional Information: AnnGarbageExpense:0,AnnOtherExpenses:0,AnnSuper_MaintExp:0,AnnUtilityExpense:0,AnnWaterExpense:0,AdjustedGOI:19200,

20. 2012-06-18
    price $50,000
21. 2012-06-18
    historical
22. 2012-03-23
    listed $50,000 325-char remark

    Show marketing remark (325 chars)

    Great investment property in good condition overall. Apartment first floor was renovated recently. The upstairs apartment is move in condition. Short sale. Bank is waiting for an offer. Additional Information: AnnGarbageExpense:0,AnnOtherExpenses:0,AnnSuper_MaintExp:0,AnnUtilityExpense:0,AnnWaterExpense:0,AdjustedGOI:19200,

23. 2012-03-23
    listed $45,000

    Show marketing remark (325 chars)

    Great investment property in good condition overall. Apartment first floor was renovated recently. The upstairs apartment is move in condition. Short sale. Bank is waiting for an offer. Additional Information: AnnGarbageExpense:0,AnnOtherExpenses:0,AnnSuper_MaintExp:0,AnnUtilityExpense:0,AnnWaterExpense:0,AdjustedGOI:19200,

24. 2007-03-19
    soldstatus $158,000
25. 1996-12-09
    soldstatus $50,000
26. 1996-10-21
    soldstatus $20,000

ⓘ 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: $6,155 · $513/mo
• Projected year-2 tax: $6,880 · $573/mo
• Expected delta: +$725/yr (+$60/mo · 11.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $52,476
• − Mortgage interest: −$25,207
• − Property taxes: −$6,155
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,198
• − Management: −$4,198
• − Depreciation: −$13,091
• Taxable loss: −$2,623
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $5,363/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

+2150.0% since first listed

11 events — show timeline

• 2026-03-02 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-02 Sold (Public Records) $45,000 Public Records
• 2012-06-21 Sold (MLS) $45,000 HGMLS
• 2012-06-21 Sold (MLS) $45,000 OneKey® MLS as Distributed by MLS Grid
• 2012-06-18 Delisted — HGMLS
• 2012-06-18 Price Changed $50,000 HGMLS
• 2012-03-23 Listed $45,000 HGMLS
• 2012-03-23 Listed $50,000 OneKey® MLS as Distributed by MLS Grid
• 2007-03-19 Sold (Public Records) $158,000 Public Records
• 1996-12-09 Sold (Public Records) $50,000 Public Records
• 1996-10-21 Sold (Public Records) $20,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $6,155 · -1.9% YoY. Source: county tax records.