85 City Ter · Newburgh, NY 12550

$465,000

6 bd · 3.0 ba · 2,522 sqft · MultiFamily public records · 73 Days on market

Built 1890 2,500 sqft lot Est $363k · 28% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.8/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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 MLS

This brick three family is in good condition and generates substantial income.

Key facts

• New plumbing
• Renovated bathrooms
• New flooring

Tags

• BRICK 3 FAMILY HOME
• THREE SEPARATE UNITS
• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• NEW FLOORING
• NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $342/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $465k).
• Recommended offer: $437k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 383 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 $5,492/mo this rent would consume 77% 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 73 days — a 6% lower offer ($437k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $130k; list at $465k implies a 258% gain — meaningful room to come down on a strong offer.

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 $437,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.18% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $363,168
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Lutheran St	0.19mi	6/2.0	2,508 (-1%)	13mo	$380,000	$152	75
181 First St	0.17mi	5/2.0 (-1)	2,450 (-3%)	15mo	$335,000	$137	66
157 Johnston St	0.22mi	5/3.0 (-1)	2,240 (-11%)	1mo	$285,000	$127	65
60 Johnston St	0.20mi	6/2.0	2,625 (+4%)	18mo	$298,000	$114	65
17 Lutheran St	0.19mi	6/2.0	2,670 (+6%)	15mo	$285,000	$107	65
298 Liberty St	0.37mi	6/3.0	2,573 (+2%)	20mo	$370,000	$144	62
52 Benkard Ave	0.58mi	6/3.0	2,400 (-5%)	5mo	$375,000	$156	61
15 E Parmenter St	0.49mi	5/2.5 (-1)	2,468 (-2%)	24mo	$555,000	$225	47
186 S William St	0.49mi	5/3.0 (-1)	2,160 (-14%)	8mo	$408,000	$189	41
145 Renwick St	0.65mi	5/3.0 (-1)	2,760 (+9%)	14mo	$285,000	$103	37

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-22,673
• Equity at exit: $69,333

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $14,897
• Equity at exit: $40,205

Cash invested: $130,200 (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: 21.2×

Monthly cashflow live

• Estimated rent: $5,492 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$681 /mo · $8,169/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,153
• Net cashflow: $1,026

Break-even live

Break-even rent $4,194

Max offer price $465,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,493
Total (3 units)			$5,492

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: $116,250
• Closing costs: $13,950
• 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	43d	1	1.16mi

Listing history 16 events

1. 2025-05-22
   status Pending
2. 2025-03-10
   listed $465,000 Active
3. 2018-06-04
   soldstatus $130,000
4. 2018-04-28
   soldstatus $130,000 Sold 78-char remark

   Show marketing remark (78 chars)

   This brick three family is in good condition and generates substantial income.

5. 2018-02-20
   historical Pending 78-char remark

   Show marketing remark (78 chars)

   This brick three family is in good condition and generates substantial income.

6. 2017-11-06
   price $170,000 78-char remark

   Show marketing remark (78 chars)

   This brick three family is in good condition and generates substantial income.

7. 2017-08-23
   status Active 78-char remark

   Show marketing remark (78 chars)

   This brick three family is in good condition and generates substantial income.

8. 2017-08-21
   historical 78-char remark

   Show marketing remark (78 chars)

   This brick three family is in good condition and generates substantial income.

9. 2017-06-19
   price $175,000 78-char remark

   Show marketing remark (78 chars)

   This brick three family is in good condition and generates substantial income.

10. 2017-02-26
    listed $185,000 Active 78-char remark

    Show marketing remark (78 chars)

    This brick three family is in good condition and generates substantial income.

11. 2016-09-19
    historical Expired
12. 2016-09-18
    historical
13. 2016-03-21
    price
14. 2016-03-19
    listed Active
15. 2016-03-18
    listed $155,000
16. 1985-02-20
    soldstatus $27,500

ⓘ 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: $8,169 · $681/mo
• Projected year-2 tax: $8,169 · $681/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: $65,904
• − Mortgage interest: −$26,047
• − Property taxes: −$8,169
• − Insurance: −$2,325
• − Repairs & maintenance: −$5,272
• − Management: −$5,272
• − Depreciation: −$13,527
• Taxable income: $5,291
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $11,038/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

+1590.9% since first listed

16 events — show timeline

• 2025-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-10 Listed $465,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-04 Sold (Public Records) $130,000 Public Records
• 2018-04-28 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-20 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-11-06 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-08-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-06-19 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-26 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-19 Delisted — HGMLS
• 2016-09-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-03-21 Price Changed — HGMLS
• 2016-03-19 Listed — HGMLS
• 2016-03-18 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 1985-02-20 Sold (Public Records) $27,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $8,169 · -1.0% YoY. Source: county tax records.