252 Liberty St · Newburgh, NY 12550

$174,900

4 bd · 3.5 ba · 2,526 sqft · MultiFamily public records · 321 Days on market

Built 1900 2,940 sqft lot $69/sqft · 77% below area

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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: 2 units. confirmed

Listing remarks MLS

Please be advised the City has set a deadline for all "completed" offer packages to be submitted by Friday 4/3/2026 at 5pm. A completed offer package includes a completed PODA application.**Two family home with all separate utilities in City of Newburgh. Walking distance to Liberty Street commercial district and Broadway. City of Newburgh owned property. Preference is given to owner-occupant purchasers in accordance with the City of Newburgh’s Surplus Real Property Disposition Policy (“Policy”). Agents should review the Policy by clicking link below in Member’s remarks. Potential purchasers shall present highest, best, and final offers only. Counteroffers should not be expected. All offers are subject to final approval by the Newburgh City Council. Offers that require financing must be accompanied by pre-qualification letter. Cash offers must be accompanied by proof of funds. All property is offered “as-is”. The City of Newburgh reserves the right to withdraw the property from the market or to amend any terms or conditions of these materials at any time. The City of Newburgh reserves the right to accept or reject any offers including full price offers and further reserves the right to remove the property from the market at any time. See member’s remarks for property access and offer presentation instructions.

Key facts

• Separate utilities
• Two family home
• 2,940 sq ft lot

Tags

• TWO FAMILY HOME
• SEPARATE UTILITIES
• WALKING DISTANCE TO BROADWAY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $943/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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; 2 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 $4,041/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $175k implies a 899% 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 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 1900 — 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: 2.31% ✓
• Cap rate: 19.23%
• Cash-on-cash: 46.20%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (median comp): $762,822
• List price: $174,900
• Delta: -77.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Montgomery St	0.16mi	3/3.0 (-1)	2,672 (+6%)	1mo	$600,000	$225	75
157 Johnston St	0.19mi	5/3.0 (+1)	2,240 (-11%)	1mo	$285,000	$127	64
181 First St	0.25mi	5/2.0 (+1)	2,450 (-3%)	15mo	$335,000	$137	60
95 Liberty St	0.46mi	4/4.0	2,400 (-5%)	13mo	$545,000	$227	57
50-60 Washington St	0.44mi	3/3.0 (-1)	2,616 (+4%)	13mo	$860,000	$329	56
15 E Parmenter St	0.50mi	5/2.5 (+1)	2,468 (-2%)	24mo	$555,000	$225	44
34 Lutheran St	0.41mi	3/1.0 (-1)	2,272 (-10%)	13mo	$160,000	$70	39
186 S William St	0.64mi	5/3.0 (+1)	2,160 (-14%)	8mo	$408,000	$189	32
145 Renwick St	0.74mi	5/3.0 (+1)	2,760 (+9%)	14mo	$285,000	$103	31

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: 40.7%
• Equity multiple: 2.68×
• Total profit: $82,455
• Equity at exit: $26,078

10-year hold

• IRR: 45.8%
• Equity multiple: 4.88×
• Total profit: $190,090
• Equity at exit: $15,122

Cash invested: $48,972 (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: 383
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,041 high
• Mortgage (P&I): −$917
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $1,886

Break-even live

Break-even rent $1,654

Max offer price $174,900

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,042
Total (2 units)			$4,041

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Montgomery St Newburgh, NY	4.0	2.0	3200	$3,950	$1.23	43d	1	0.25mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	43d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $174,900 Active 321 DOM
2. 2026-06-17
   days on market $174,900 Active 320 DOM
3. 2026-06-16
   days on market $174,900 Active 319 DOM
4. 2026-06-15
   days on market $174,900 Active 318 DOM
5. 2026-06-14
   days on market $174,900 Active 316 DOM
6. 2026-06-13
   days on market $174,900 Active 315 DOM
7. 2026-06-10
   days on market $174,900 Active 313 DOM
8. 2026-06-09
   days on market $174,900 Active 312 DOM
9. 2026-06-08
   days on market $174,900 Active 311 DOM
10. 2026-06-07
    days on market $174,900 Active 310 DOM
11. 2026-06-03
    days on market $174,900 Active 306 DOM
12. 2026-06-02
    days on market $174,900 Active 305 DOM
13. 2026-06-01
    days on market $174,900 Active 304 DOM
14. 2026-05-31
    days on market $174,900 Active 303 DOM
15. 2026-05-30
    days on market $174,900 Active 302 DOM
16. 2025-09-23
    price $174,900 1394-char remark

    Show marketing remark (1394 chars)

    Please be advised the City has set a deadline for all "completed" offer packages to be submitted by Friday 4/3/2026 at 5pm. A completed offer package includes a completed PODA application.**Two family home with all separate utilities in City of Newburgh. Walking distance to Liberty Street commercial district and Broadway. City of Newburgh owned property. Preference is given to owner-occupant purchasers in accordance with the City of Newburgh’s Surplus Real Property Disposition Policy (“Policy”). Agents should review the Policy by clicking link below in Member’s remarks. Potential purchasers shall present highest, best, and final offers only. Counteroffers should not be expected. All offers are subject to final approval by the Newburgh City Council. Offers that require financing must be accompanied by pre-qualification letter. Cash offers must be accompanied by proof of funds. All property is offered “as-is”. The City of Newburgh reserves the right to withdraw the property from the market or to amend any terms or conditions of these materials at any time. The City of Newburgh reserves the right to accept or reject any offers including full price offers and further reserves the right to remove the property from the market at any time. See member’s remarks for property access and offer presentation instructions.

17. 2025-08-01
    listed $214,900 Active 1394-char remark

    Show marketing remark (1394 chars)

    Please be advised the City has set a deadline for all "completed" offer packages to be submitted by Friday 4/3/2026 at 5pm. A completed offer package includes a completed PODA application.**Two family home with all separate utilities in City of Newburgh. Walking distance to Liberty Street commercial district and Broadway. City of Newburgh owned property. Preference is given to owner-occupant purchasers in accordance with the City of Newburgh’s Surplus Real Property Disposition Policy (“Policy”). Agents should review the Policy by clicking link below in Member’s remarks. Potential purchasers shall present highest, best, and final offers only. Counteroffers should not be expected. All offers are subject to final approval by the Newburgh City Council. Offers that require financing must be accompanied by pre-qualification letter. Cash offers must be accompanied by proof of funds. All property is offered “as-is”. The City of Newburgh reserves the right to withdraw the property from the market or to amend any terms or conditions of these materials at any time. The City of Newburgh reserves the right to accept or reject any offers including full price offers and further reserves the right to remove the property from the market at any time. See member’s remarks for property access and offer presentation instructions.

18. 2012-12-23
    historical
19. 2012-12-23
    historical
20. 2012-03-23
    listed $129,000
21. 2012-03-23
    listed
22. 2009-04-24
    soldstatus $17,500
23. 2009-03-09
    price $24,900
24. 2009-03-09
    historical
25. 2008-12-19
    listed $17,500
26. 2005-07-26
    soldstatus $200,000
27. 2001-10-01
    soldstatus $16,000
28. 2001-08-31
    price $24,900
29. 2001-08-31
    historical
30. 2001-06-06
    listed $16,000

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $3,802 · $317/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: $48,492
• − Mortgage interest: −$9,797
• − Property taxes: −$3,802
• − Insurance: −$874
• − Repairs & maintenance: −$3,879
• − Management: −$3,879
• − Depreciation: −$5,088
• Taxable income: $21,172
• Est. tax owed @ 24.0%: −$5,081
• After-tax cash flow: $17,545/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

+993.1% since first listed

15 events — show timeline

• 2025-09-23 Price Changed $174,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Listed $214,900 OneKey® MLS as Distributed by MLS Grid
• 2012-12-23 Delisted — HGMLS
• 2012-12-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-03-23 Listed — HGMLS
• 2012-03-23 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2009-04-24 Sold (MLS) $17,500 HGMLS
• 2009-03-09 Delisted — HGMLS
• 2009-03-09 Price Changed $24,900 HGMLS
• 2008-12-19 Listed $17,500 HGMLS
• 2005-07-26 Sold (Public Records) $200,000 Public Records
• 2001-10-01 Sold (MLS) $16,000 HGMLS
• 2001-08-31 Delisted — HGMLS
• 2001-08-31 Price Changed $24,900 HGMLS
• 2001-06-06 Listed $16,000 HGMLS

Property tax history

+5.3%/yr

Latest (2025): $3,802 · -4.0% YoY. Source: county tax records.