170 Chambers St · Newburgh, NY 12550

$350,000

7 bd · 4.0 ba · 2,508 sqft · MultiFamily public records · 100 Days on market

Built 1900 2,328 sqft lot $140/sqft · 54% 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: 3 units. confirmed

Listing remarks MLS

Renovation playground on Chambers St in downtown Newburgh NY. Come check out your next three unit townhome renovation project, and take advantage of advantageous tax abatements along the way! Please call with any questions on abatement programs, zoning, or codes.

Key facts

• Tax abatements
• Three unit townhome
• 2,328 sq ft lot

Tags

• THREE UNIT TOWNHOME
• TAX ABATEMENTS

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $615/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 $5,566/mo this rent would consume 78% 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 $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $170k; list at $350k implies a 106% 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 $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 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: 1.59% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 5.2

CMA / ARV

• ARV (median comp): $762,822
• List price: $350,000
• Delta: -54.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
298 Liberty St	0.05mi	6/3.0 (-1)	2,573 (+3%)	20mo	$370,000	$144	68
16 Lutheran St	0.49mi	6/2.0 (-1)	2,508 (0%)	13mo	$380,000	$152	53
60 Johnston St	0.31mi	6/2.0 (-1)	2,625 (+5%)	18mo	$298,000	$114	50
76 Johnston St #74	0.27mi	8/2.0 (+1)	2,315 (-8%)	15mo	$260,000	$112	49
17 Lutheran St	0.49mi	6/2.0 (-1)	2,670 (+6%)	15mo	$285,000	$107	40
27 Clark St	0.56mi	8/3.0 (+1)	2,724 (+9%)	19mo	$410,000	$151	34

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: 12.7%
• Equity multiple: 1.49×
• Total profit: $48,036
• Equity at exit: $52,186

10-year hold

• IRR: 19.6%
• Equity multiple: 2.46×
• Total profit: $143,131
• Equity at exit: $30,262

Cash invested: $98,000 (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: 15.7×

Monthly cashflow live

• Estimated rent: $5,566 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$570 /mo · $6,842/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,169
• Net cashflow: $1,846

Break-even live

Break-even rent $3,230

Max offer price $350,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$5,565
Total (3 units)			$5,566

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $350,000 Active 100 DOM
2. 2026-06-17
   days on market $350,000 Active 99 DOM
3. 2026-06-16
   days on market $350,000 Active 98 DOM
4. 2026-06-15
   days on market $350,000 Active 97 DOM
5. 2026-06-14
   days on market $350,000 Active 95 DOM
6. 2026-06-13
   days on market $350,000 Active 94 DOM
7. 2026-06-10
   days on market $350,000 Active 92 DOM
8. 2026-06-09
   days on market $350,000 Active 91 DOM
9. 2026-06-08
   days on market $350,000 Active 90 DOM
10. 2026-06-07
    days on market $350,000 Active 89 DOM
11. 2026-06-03
    days on market $350,000 Active 85 DOM
12. 2026-06-02
    days on market $350,000 Active 84 DOM
13. 2026-06-01
    days on market $350,000 Active 83 DOM
14. 2026-05-31
    days on market $350,000 Active 82 DOM
15. 2026-05-30
    days on market $350,000 Active 81 DOM
16. 2026-03-10
    listed $350,000 Active 263-char remark

    Show marketing remark (263 chars)

    Renovation playground on Chambers St in downtown Newburgh NY. Come check out your next three unit townhome renovation project, and take advantage of advantageous tax abatements along the way! Please call with any questions on abatement programs, zoning, or codes.

17. 2019-02-04
    soldstatus $170,000
18. 2013-12-18
    price $135,000 44-char remark

    Show marketing remark (44 chars)

    INVESTORS CHOISE, DEAL WONT LAST FOR LONG .

19. 2006-03-13
    soldstatus $220,000
20. 2006-02-27
    soldstatus $220,000
21. 2005-10-26
    historical
22. 2005-10-26
    price $249,900
23. 2005-08-02
    listed $220,000
24. 2005-04-11
    soldstatus $180,000
25. 2005-03-17
    soldstatus $180,000
26. 2005-03-02
    price $199,900
27. 2005-03-02
    historical
28. 2004-11-08
    listed $180,000
29. 2004-06-11
    soldstatus $139,000
30. 2004-05-27
    soldstatus $139,000 44-char remark

    Show marketing remark (44 chars)

    INVESTORS CHOISE, DEAL WONT LAST FOR LONG .

31. 2003-05-14
    historical 44-char remark

    Show marketing remark (44 chars)

    INVESTORS CHOISE, DEAL WONT LAST FOR LONG .

32. 2003-03-13
    listed $139,000 44-char remark

    Show marketing remark (44 chars)

    INVESTORS CHOISE, DEAL WONT LAST FOR LONG .

33. 2001-02-23
    soldstatus $110,000
34. 2000-10-10
    soldstatus $45,000
35. 2000-10-01
    historical
36. 1998-12-17
    listed $45,000
37. 1992-01-16
    soldstatus $40,000

ⓘ 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: $6,842 · $570/mo
• Projected year-2 tax: $6,842 · $570/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: $66,792
• − Mortgage interest: −$19,605
• − Property taxes: −$6,842
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,343
• − Management: −$5,343
• − Depreciation: −$10,182
• Taxable income: $17,726
• Est. tax owed @ 24.0%: −$4,254
• After-tax cash flow: $17,894/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

+775.0% since first listed

22 events — show timeline

• 2026-03-10 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-04 Sold (Public Records) $170,000 Public Records
• 2013-12-18 Price Changed $135,000 HGMLS
• 2006-03-13 Sold (Public Records) $220,000 Public Records
• 2006-02-27 Sold (MLS) $220,000 HGMLS
• 2005-10-26 Price Changed $249,900 HGMLS
• 2005-10-26 Delisted — HGMLS
• 2005-08-02 Listed $220,000 HGMLS
• 2005-04-11 Sold (Public Records) $180,000 Public Records
• 2005-03-17 Sold (MLS) $180,000 HGMLS
• 2005-03-02 Delisted — HGMLS
• 2005-03-02 Price Changed $199,900 HGMLS
• 2004-11-08 Listed $180,000 HGMLS
• 2004-06-11 Sold (Public Records) $139,000 Public Records
• 2004-05-27 Sold (MLS) $139,000 HGMLS
• 2003-05-14 Delisted — HGMLS
• 2003-03-13 Listed $139,000 HGMLS
• 2001-02-23 Sold (Public Records) $110,000 Public Records
• 2000-10-10 Sold (MLS) $45,000 HGMLS
• 2000-10-01 Delisted — HGMLS
• 1998-12-17 Listed $45,000 HGMLS
• 1992-01-16 Sold (Public Records) $40,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,842 · -1.0% YoY. Source: county tax records.