72 Wisner Ave · Newburgh, NY 12550

$339,000

15 bd · 9.0 ba · 2,060 sqft · MultiFamily public records · 185 Days on market

Built 1968 3,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Discover a fantastic investment opportunity in the vibrant city of Newburgh with this charming 3-unit property that promises both comfort and profitability. All units are currently rented, generating income at an impressive 11% cap rate, making it an ideal choice for investors and homeowners alike. The first floor features a well-appointed 2-bedroom, 1-bath apartment with a cozy atmosphere and spacious living areas appreciated by current tenants. The first floor also features a studio room and bathroom which can be used for commercial/retail. The second-floor unit is a spacious 3-bedroom, 1-bath apartment with access to a beautifully finished attic, offering versatility for use as a home of

Key facts

• Currently rented
• 11 cap rate
• Commercial retail

Tags

• 2 UNIT PROPERTY
• CURRENTLY RENTED
• 11 CAP RATE
• FIRST FLOOR
• STUDIO ROOM
• COMMERCIAL RETAIL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected (Orange & Rockland); Natural gas connected; Water connected; Cable connected; Phone connected
• Home design: Duplex; Actual property condition
• Construction: Frame construction; Finished attic; Unfinished basement
• Exterior features: Cleared lot

Interior

• Kitchen: Eat-in kitchen; Open kitchen; Pantry
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; Natural woodwork; Open floorplan; Open kitchen; Original details; Pantry; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $339k).
• Recommended offer: $298k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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; 383 active listings in the ZIP; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $7,552/mo this rent would consume 106% 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 $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $95k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 15309% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $280k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $298,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.23% ✓
• Cap rate: 18.95%
• Cash-on-cash: 45.21%
• DSCR: 3.01
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.63% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 2.64×
• Total profit: $155,394
• Equity at exit: $50,546

10-year hold

• IRR: 44.8%
• Equity multiple: 4.80×
• Total profit: $360,351
• Equity at exit: $29,311

Cash invested: $94,920 (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: 11.2×

Monthly cashflow live

• Estimated rent: $7,552 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$471 /mo · $5,649/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,586
• Net cashflow: $3,576

Break-even live

Break-even rent $3,025

Max offer price $339,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$7,551
Total (3 units)			$7,552

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $339,000 Active 185 DOM
2. 2026-06-17
   days on market $339,000 Active 184 DOM
3. 2026-06-16
   days on market $339,000 Active 183 DOM
4. 2026-06-15
   days on market $339,000 Active 182 DOM
5. 2026-06-14
   days on market $339,000 Active 180 DOM
6. 2026-06-13
   days on market $339,000 Active 179 DOM
7. 2026-06-10
   statusdays on market $339,000 Active 177 DOM
8. 2026-05-23
   historical $2,200
9. 2026-04-26
   listed $2,200
10. 2026-04-22
    status Pending
11. 2026-03-18
    price $339,000
12. 2026-03-11
    price $350,000
13. 2026-02-17
    price $359,000
14. 2026-01-30
    price $369,000
15. 2025-11-12
    price $399,000
16. 2025-10-27
    listed $419,000 Active
17. 2025-03-08
    historical $2,400
18. 2025-02-28
    listed $2,400
19. 2022-04-28
    soldstatus $280,000
20. 1985-10-02
    soldstatus $35,000

ⓘ 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: $5,649 · $471/mo
• Projected year-2 tax: $5,689 · $474/mo
• Expected delta: +$40/yr (+$3/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $90,624
• − Mortgage interest: −$18,989
• − Property taxes: −$5,649
• − Insurance: −$1,695
• − Repairs & maintenance: −$7,250
• − Management: −$7,250
• − Depreciation: −$9,862
• Taxable income: $39,929
• Est. tax owed @ 24.0%: −$9,583
• After-tax cash flow: $33,333/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

-93.7% since first listed

13 events — show timeline

• 2026-05-23 Rental Removed $2,200 LISTANZA
• 2026-04-26 Listed for Rent $2,200 LISTANZA
• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-08 Rental Removed $2,400 ONEKEY
• 2025-02-28 Listed for Rent $2,400 ONEKEY
• 2022-04-28 Sold (Public Records) $280,000 Public Records
• 1985-10-02 Sold (Public Records) $35,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $5,649 · +20.6% YoY. Source: county tax records.