95 Renwick St · Newburgh, NY 12550

$475,000

7 bd · 3.0 ba · 3,336 sqft · MultiFamily public records · 64 Days on market

Built 1890 2,500 sqft lot $142/sqft · 30% below area Est $681k · 30% 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.9/10.0
• 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

MULTI-FAMILY - NEWBURGH - INCOME PROPERTY or live in one and rent the other...Just off Liberty Street and walking distance to the main drag of the area...George Washington's Historic Headquarters, shops, restaurants and Newburgh's cosmopolitan waterfront. Just a short walk to The Bluff of the Heights for priceless views of the Hudson River to West Point and Mount Beacon...Large 3336' sq. ft. brick building with two apartments. 3 bedrooms, one bathroom unit on first floor and large 4 bedrooms, 2 full bathrooms on the second unit upstairs. Be part of the change from this historic site to the new modern Newburgh with this excellent historic location of the City Of Newburgh within walking distance to new construction multi unit development in the City Of Newburgh overlooking the Hudson River...3 electric meters and 2 gas meters. Tenants pay own utilities. Old charm with modern look and mechanicals. Enjoy the services, amenities, the convenience and the opportunities this location has to offer!...

Key facts

• Large brick building
• Two apartments
• 2,500 sq ft lot

Tags

• WALKING DISTANCE TO SHOPS
• OVERLOOKING THE HUDSON RIVER
• TWO APARTMENTS
• TENANTS PAY OWN UTILITIES
• LARGE BRICK BUILDING
• NEW CONSTRUCTION DEVELOPMENT

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Recommended offer: $446k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $5,191/mo this rent would consume 73% 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 64 days — a 6% lower offer ($446k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: 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 $446,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.09% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (median comp): $680,557
• List price: $475,000
• Delta: -30.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Liberty St	0.04mi	6/4.0 (-1)	3,075 (-8%)	7mo	$500,000	$163	70
87 Overlook Pl	0.15mi	8/3.0 (+1)	3,159 (-5%)	11mo	$510,000	$161	70
11 Liberty St	0.05mi	7/3.0	3,024 (-9%)	17mo	$525,000	$174	68
57 Carpenter Ave	0.67mi	7/3.0	3,000 (-10%)	8mo	$460,000	$153	45
47 Carpenter Ave	0.66mi	8/3.0 (+1)	3,234 (-3%)	23mo	$460,000	$142	40
55 Carpenter Ave	0.68mi	8/4.0 (+1)	3,000 (-10%)	9mo	$435,000	$145	35
189 Liberty St	0.54mi	7/5.0	2,927 (-12%)	16mo	$565,000	$193	33

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-57,580
• Equity at exit: $70,824

10-year hold

• IRR: -7.5%
• Equity multiple: 0.58×
• Total profit: $-56,143
• Equity at exit: $41,069

Cash invested: $133,000 (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: 16.0×

Monthly cashflow live

• Estimated rent: $5,191 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$922 /mo · $11,065/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,090
• Net cashflow: $490

Break-even live

Break-even rent $4,571

Max offer price $475,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,470
1× unit	4	2	$2,722
Total (2 units)			$5,191

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $475,000 Active 64 DOM
2. 2026-06-17
   days on market $475,000 Active 63 DOM
3. 2026-06-16
   days on market $475,000 Active 62 DOM
4. 2026-06-15
   days on market $475,000 Active 61 DOM
5. 2026-06-14
   days on market $475,000 Active 59 DOM
6. 2026-06-13
   days on market $475,000 Active 58 DOM
7. 2026-06-10
   days on market $475,000 Active 56 DOM
8. 2026-06-09
   days on market $475,000 Active 55 DOM
9. 2026-06-08
   days on market $475,000 Active 54 DOM
10. 2026-06-07
    days on market $475,000 Active 53 DOM
11. 2026-06-03
    days on market $475,000 Active 49 DOM
12. 2026-06-02
    days on market $475,000 Active 48 DOM
13. 2026-06-01
    days on market $475,000 Active 47 DOM
14. 2026-05-31
    days on market $475,000 Active 46 DOM
15. 2026-05-30
    days on market $475,000 Active 45 DOM
16. 2026-04-15
    listed $475,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    MULTI-FAMILY - NEWBURGH - INCOME PROPERTY or live in one and rent the other...Just off Liberty Street and walking distance to the main drag of the area...George Washington's Historic Headquarters, shops, restaurants and Newburgh's cosmopolitan waterfront. Just a short walk to The Bluff of the Heights for priceless views of the Hudson River to West Point and Mount Beacon...Large 3336' sq. ft. brick building with two apartments. 3 bedrooms, one bathroom unit on first floor and large 4 bedrooms, 2 full bathrooms on the second unit upstairs. Be part of the change from this historic site to the new modern Newburgh with this excellent historic location of the City Of Newburgh within walking distance to new construction multi unit development in the City Of Newburgh overlooking the Hudson River...3 electric meters and 2 gas meters. Tenants pay own utilities. Old charm with modern look and mechanicals. Enjoy the services, amenities, the convenience and the opportunities this location has to offer!...

17. 2025-08-19
    historical
18. 2025-07-17
    listed $475,000 Active
19. 2025-06-15
    historical
20. 2025-02-15
    price $475,000
21. 2024-12-17
    listed $500,000 Active
22. 2017-05-12
    soldstatus $575,000
23. 2001-07-16
    soldstatus $80,000

ⓘ 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: $11,065 · $922/mo
• Projected year-2 tax: $11,065 · $922/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 13% 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: $62,292
• − Mortgage interest: −$26,607
• − Property taxes: −$11,065
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,983
• − Management: −$4,983
• − Depreciation: −$13,818
• Taxable loss: −$1,541
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $6,249/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

+493.8% since first listed

8 events — show timeline

• 2026-04-15 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-17 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-12 Sold (Public Records) $575,000 Public Records
• 2001-07-16 Sold (Public Records) $80,000 Public Records

Property tax history

+35.3%/yr

Latest (2025): $11,065 · -3.5% YoY. Source: county tax records.