115 William St · Newburgh, NY 12550

$299,900

6 bd · 2.0 ba · 1,760 sqft · MultiFamily public records · 118 Days on market

Built 1890 2,500 sqft lot $170/sqft · 28% below area Est $588k · 49% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.5/10.0
• 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: 2 units. confirmed

Listing remarks MLS

This is a great legal two family investment property large back yard fenced in. All minor repairs have been done. Noo violations or open permits. First floor has one bedrooms. Second floor has four bedrooms. This is a great value in this market.. Call to see this today. Access,,, Keys are in the listing office for entry after accepted showing. Call for access to Keys after confirmation. More Photos will follow very soon. 24 HOUR NOTICE REQUIRED. All tenants are on a Month to Month arrangement.

Key facts

• Access to backyard
• Fenced in
• Large back yard

Tags

• TWO FAMILY INVESTMENT PROPERTY
• LARGE BACK YARD
• FENCED IN
• WALKWAY BETWEEN BUILDINGS
• ACCESS TO BACKYARD

🏷️ Possibly a rental listed for sale. The $299,900 price doesn't fit this home's estimated sale value (~$587,788) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive. Per door: $402/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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+, 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: Newburgh Free Academy (math 76% / reading 85%, grade A, #506 of 1,100 statewide, top 46%, 3,433 students, 56% FRL).
• Zoned-school proficiency averages 80% at this address vs 40% district-wide (+40 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $4,035/mo this rent would consume 57% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; list at $300k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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 $272,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.35% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.2

CMA / ARV

• ARV (median comp): $587,788
• List price: $299,900
• Delta: -48.98%
• 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
50 Carson Ave	0.23mi	5/3.0 (-1)	1,688 (-4%)	10mo	$350,000	$207	65
72 Hasbrouck St	0.24mi	5/3.0 (-1)	1,800 (+2%)	20mo	$270,000	$150	59
22 City Ter	0.41mi	6/4.0	1,891 (+7%)	3mo	$80,000	$42	58
23 City Ter Unit A	0.41mi	5/2.0 (-1)	1,952 (+11%)	4mo	$280,000	$143	54
138 Benkard Ave	0.12mi	5/2.0 (-1)	2,004 (+14%)	15mo	$200,000	$100	54
53 Quassaick Ave	0.48mi	5/2.5 (-1)	1,760 (0%)	21mo	$449,000	$255	53
219A First St	0.49mi	5/2.0 (-1)	1,938 (+10%)	18mo	$270,000	$139	40

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-6,475
• Equity at exit: $44,716

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $24,620
• Equity at exit: $25,930

Cash invested: $83,972 (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: 12.4×

Monthly cashflow live

• Estimated rent: $4,035 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$685 /mo · $8,220/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $805

Break-even live

Break-even rent $3,016

Max offer price $299,900

Occupancy floor 75%

Sensitivity live

Price	-10% $975	-5% $890	+0% $805	+5% $720	+10% $635
Rent	-10% $486	-5% $646	+0% $805	+5% $964	+10% $1,124
Rate	-1.0pp $956	-0.5pp $881	base $805	+0.5pp $727	+1.0pp $648

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,036
Total (2 units)			$4,035

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	45d	1	1.08mi

Listing history 41 events

1. 2026-06-21
   days on market $299,900 Active 118 DOM
2. 2026-06-18
   days on market $299,900 Active 115 DOM
3. 2026-06-17
   days on market $299,900 Active 114 DOM
4. 2026-06-16
   days on market $299,900 Active 113 DOM
5. 2026-06-15
   days on market $299,900 Active 112 DOM
6. 2026-06-14
   days on market $299,900 Active 110 DOM
7. 2026-06-13
   days on market $299,900 Active 109 DOM
8. 2026-06-10
   days on market $299,900 Active 107 DOM
9. 2026-06-09
   days on market $299,900 Active 106 DOM
10. 2026-06-08
    days on market $299,900 Active 105 DOM
11. 2026-06-07
    days on market $299,900 Active 104 DOM
12. 2026-06-03
    days on market $299,900 Active 100 DOM
13. 2026-06-02
    pricedays on market $299,900 Active 99 DOM
14. 2026-06-01
    pricedays on market $295,900 Active 98 DOM
15. 2026-05-31
    days on market $309,900 Active 97 DOM
16. 2026-05-30
    days on market $309,900 Active 96 DOM
17. 2026-04-24
    price $309,900 499-char remark

    Show marketing remark (499 chars)

    This is a great legal two family investment property large back yard fenced in. All minor repairs have been done. Noo violations or open permits. First floor has one bedrooms. Second floor has four bedrooms. This is a great value in this market.. Call to see this today. Access,,, Keys are in the listing office for entry after accepted showing. Call for access to Keys after confirmation. More Photos will follow very soon. 24 HOUR NOTICE REQUIRED. All tenants are on a Month to Month arrangement.

18. 2026-02-22
    listed $324,900 Active 499-char remark

    Show marketing remark (499 chars)

    This is a great legal two family investment property large back yard fenced in. All minor repairs have been done. Noo violations or open permits. First floor has one bedrooms. Second floor has four bedrooms. This is a great value in this market.. Call to see this today. Access,,, Keys are in the listing office for entry after accepted showing. Call for access to Keys after confirmation. More Photos will follow very soon. 24 HOUR NOTICE REQUIRED. All tenants are on a Month to Month arrangement.

19. 2025-08-21
    historical
20. 2025-07-31
    price $304,999
21. 2025-03-24
    historical
22. 2025-03-20
    listed $320,000 Active
23. 2025-03-20
    listed $320,000 Active
24. 2020-12-28
    historical
25. 2020-09-02
    price $227,900
26. 2020-08-10
    listed $239,000 Active
27. 2020-06-20
    historical
28. 2019-12-28
    listed $220,000 Active
29. 2019-09-13
    historical
30. 2019-08-14
    status Active
31. 2019-08-13
    historical
32. 2019-07-02
    price $200,000
33. 2019-04-01
    listed $200,000
34. 2019-03-26
    listed $205,000 Active
35. 2005-10-25
    soldstatus $168,000
36. 2005-07-13
    soldstatus $159,000
37. 2005-07-05
    price $169,900
38. 2005-07-05
    historical
39. 2005-05-24
    listed $159,000
40. 1998-08-26
    soldstatus $50,000
41. 1983-05-20
    soldstatus $13,000

ⓘ 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: $8,220 · $685/mo
• Projected year-2 tax: $8,220 · $685/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 3/10 Moderate
• 🌡 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: $48,420
• − Mortgage interest: −$16,799
• − Property taxes: −$8,220
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,874
• − Management: −$3,874
• − Depreciation: −$8,724
• Taxable income: $5,430
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $8,357/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

+2283.8% since first listed

25 events — show timeline

• 2026-04-24 Price Changed $309,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-22 Listed $324,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $304,999 OneKey® MLS as Distributed by MLS Grid
• 2025-03-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-20 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-20 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2020-12-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-02 Price Changed $227,900 OneKey® MLS as Distributed by MLS Grid
• 2020-08-10 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-12-28 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-08-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-08-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-07-02 Price Changed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-01 Listed $200,000 HVCRMLS
• 2019-03-26 Listed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2005-10-25 Sold (Public Records) $168,000 Public Records
• 2005-07-13 Sold (MLS) $159,000 HGMLS
• 2005-07-05 Delisted — HGMLS
• 2005-07-05 Price Changed $169,900 HGMLS
• 2005-05-24 Listed $159,000 HGMLS
• 1998-08-26 Sold (Public Records) $50,000 Public Records
• 1983-05-20 Sold (Public Records) $13,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $8,220 · -3.5% YoY. Source: county tax records.