99 Overlook Pl · Newburgh, NY 12550

$420,000

8 bd · 3.0 ba · 2,889 sqft · MultiFamily public records · 156 Days on market

Built 1900 2,200 sqft lot $145/sqft · 36% below area Est $657k · 36% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Updated 3 Family Triplex consisting of two 2 Bedroom 1 Bath units and one 3 Bedroom 1 Bath unit. Located close to stores, restaurants, new cafes, and parks. Walking distance to stores and restaurants on Broadway, Liberty St, Washington's Headquarters, the waterfront, and the Newburgh-Beacon Ferry. Close to Dawning Park, Mount Saint Mary College, and Montefiore St. Luke's Hospital. Five min drive to I-84, 15 min to Beacon Metro-North train station & Stewart Airport, 75 min to NYC. Tenants pay for electricity and gas. Landlord pays for water, sewer, and sanitation.

Key facts

• Close to parks
• Close to restaurants
• Close to stores

Tags

• CLOSE TO STORES
• CLOSE TO RESTAURANTS
• WALKING DISTANCE TO STORES
• CLOSE TO PARKS
• CLOSE TO DAWNING PARK
• FIVE MIN DRIVE TO I-84

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $450/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $420k).
• Recommended offer: $370k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $5,758/mo this rent would consume 81% 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 $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $56k; list at $420k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $369,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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: 1.37% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.1

CMA / ARV

• ARV (median comp): $656,817
• List price: $420,000
• Delta: -36.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Overlook Pl	0.03mi	8/3.0	3,159 (+9%)	11mo	$510,000	$161	74
103 Overlook Pl	0.01mi	9/3.0 (+1)	3,185 (+10%)	12mo	$580,000	$182	68
11 Liberty St	0.20mi	7/3.0 (-1)	3,024 (+5%)	17mo	$525,000	$174	64
105 Renwick St	0.15mi	9/3.0 (+1)	3,132 (+8%)	16mo	$435,000	$139	61
103 Carson Ave	0.05mi	9/3.0 (+1)	3,162 (+9%)	23mo	$460,000	$145	58
27 Clark St	0.41mi	8/3.0	2,724 (-6%)	19mo	$410,000	$151	55
67 William St	0.30mi	9/3.0 (+1)	2,640 (-9%)	19mo	$420,000	$159	51
55 Carpenter Ave	0.69mi	8/4.0	3,000 (+4%)	9mo	$435,000	$145	50
57 Carpenter Ave	0.69mi	7/3.0 (-1)	3,000 (+4%)	8mo	$460,000	$153	50
189 Liberty St	0.65mi	7/5.0 (-1)	2,927 (+1%)	16mo	$565,000	$193	41
47 Carpenter Ave	0.67mi	8/3.0	3,234 (+12%)	23mo	$460,000	$142	30

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $4,780
• Equity at exit: $62,623

10-year hold

• IRR: 8.0%
• Equity multiple: 1.54×
• Total profit: $63,484
• Equity at exit: $36,314

Cash invested: $117,600 (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: 18.9×

Monthly cashflow live

• Estimated rent: $5,758 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$821 /mo · $9,855/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,209
• Net cashflow: $1,350

Break-even live

Break-even rent $4,049

Max offer price $420,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,710
1× unit	3	1	$2,047
Total (3 units)			$5,758

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $420,000 Active 156 DOM
2. 2026-06-17
   days on market $420,000 Active 155 DOM
3. 2026-06-16
   days on market $420,000 Active 154 DOM
4. 2026-06-15
   days on market $420,000 Active 153 DOM
5. 2026-06-14
   days on market $420,000 Active 151 DOM
6. 2026-06-13
   days on market $420,000 Active 150 DOM
7. 2026-06-10
   days on market $420,000 Active 148 DOM
8. 2026-06-09
   days on market $420,000 Active 147 DOM
9. 2026-06-08
   days on market $420,000 Active 146 DOM
10. 2026-06-07
    days on market $420,000 Active 145 DOM
11. 2026-06-03
    days on market $420,000 Active 141 DOM
12. 2026-06-02
    days on market $420,000 Active 140 DOM
13. 2026-06-01
    days on market $420,000 Active 139 DOM
14. 2026-05-31
    days on market $420,000 Active 138 DOM
15. 2026-05-30
    days on market $420,000 Active 137 DOM
16. 2026-01-12
    listed $420,000 Active 574-char remark

    Show marketing remark (574 chars)

    Updated 3 Family Triplex consisting of two 2 Bedroom 1 Bath units and one 3 Bedroom 1 Bath unit. Located close to stores, restaurants, new cafes, and parks. Walking distance to stores and restaurants on Broadway, Liberty St, Washington's Headquarters, the waterfront, and the Newburgh-Beacon Ferry. Close to Dawning Park, Mount Saint Mary College, and Montefiore St. Luke's Hospital. Five min drive to I-84, 15 min to Beacon Metro-North train station & Stewart Airport, 75 min to NYC. Tenants pay for electricity and gas. Landlord pays for water, sewer, and sanitation.

17. 2014-07-07
    historical Withdrawn
18. 2014-04-05
    listed Pending
19. 2000-04-12
    soldstatus $56,000

ⓘ 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: $9,855 · $821/mo
• Projected year-2 tax: $9,855 · $821/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $69,096
• − Mortgage interest: −$23,527
• − Property taxes: −$9,855
• − Insurance: −$2,100
• − Repairs & maintenance: −$5,528
• − Management: −$5,528
• − Depreciation: −$12,218
• Taxable income: $10,341
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $13,718/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

+650.0% since first listed

4 events — show timeline

• 2026-01-12 Listed $420,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-07 Delisted — HGMLS
• 2014-04-05 Listed — HGMLS
• 2000-04-12 Sold (Public Records) $56,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $9,855 · -2.7% YoY. Source: county tax records.