272 Van Ness St · Newburgh, NY 12550

$159,900

3 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 18 Days on market

Built 1945 7,501 sqft lot

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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

Listing remarks

Three bedroom two-story home in the City of Newburgh on a one-way street. Fenced in back yard and rocking chair front porch. Close to shopping, schools and amenities. Owner occupant MUST complete the attached form when presenting offers. Sold as-is. Buyer to pay NYS and any local transfer taxes. Offers with rehab loan financing must be accompanied by pre-qual letter; cash offers with proof of funds. Please see agent remarks for access, showing instructions and offer presentation remarks. This property is eligible under the Freddie Mac First Look Initiative through 6/29/26. Only owner occupant, non-profit and Neighborhood Stabilization Program (NSP)offers will be reviewed and considered du

Key facts

• Close to schools
• Fenced in back yard
• Close to amenities

Tags

• FENCED IN BACK YARD
• ROCKING CHAIR FRONT PORCH
• ONE-WAY STREET
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO AMENITIES

Property features AI

Finance

• HOA & community: Park on-site or nearby

Exterior

• Parking: Driveway
• Utilities: Public sewer; Public trash collection
• Home design: Single family residence; Estimated condition
• Construction: Frame construction; Vinyl siding
• Exterior features: Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Gas water heater
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Steam heating; Other heating; No central cooling
• Interior features: Porch; Full basement; Seven total rooms; Two levels; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% 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+, 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $354,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 West St	0.13mi	4/2.0 (+1)	1,310 (-1%)	7mo	$347,000	$265	80
75 Prospect St	0.33mi	3/1.0	1,408 (+6%)	2mo	$345,000	$245	70
77 Prospect St	0.33mi	3/2.0	1,442 (+9%)	2mo	$387,500	$269	65
375 3rd St	0.26mi	3/1.0	1,200 (-9%)	8mo	$299,000	$249	63
22 Fullerton Ave	0.16mi	4/2.5 (+1)	1,472 (+11%)	6mo	$365,000	$248	60
13 Poplar St	0.65mi	4/2.0 (+1)	1,296 (-2%)	0mo	$350,000	$270	59
51 Valley Ave	0.27mi	3/1.0	1,488 (+12%)	9mo	$399,000	$268	57
178 Fullerton Ave	0.42mi	4/2.5 (+1)	1,468 (+11%)	1mo	$240,000	$163	52
147 Dupont Ave	0.52mi	2/1.5 (-1)	1,156 (-13%)	1mo	$335,000	$290	49
149 Wisner Ave	0.67mi	3/1.0	1,253 (-5%)	11mo	$310,000	$247	49
23 Oak St	0.70mi	3/1.5	1,155 (-13%)	1mo	$375,000	$325	45
17 Roosevelt Pl	0.53mi	4/2.0 (+1)	1,509 (+14%)	10mo	$405,000	$268	36

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: 12.9%
• Equity multiple: 1.50×
• Total profit: $22,279
• Equity at exit: $23,842

10-year hold

• IRR: 19.8%
• Equity multiple: 2.48×
• Total profit: $66,449
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $846

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 61%

Sensitivity live

Price	-10% $957	-5% $902	+0% $846	+5% $791	+10% $736
Rent	-10% $651	-5% $749	+0% $846	+5% $944	+10% $1,042
Rate	-1.0pp $927	-0.5pp $887	base $846	+0.5pp $805	+1.0pp $763

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	45d	1	0.10mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	15d	1	0.16mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	24d	1	0.39mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	24d	1	0.57mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	45d	1	0.58mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	45d	1	0.64mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	45d	1	0.67mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	45d	1	0.73mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	45d	1	0.77mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	24d	1	0.82mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	45d	1	0.83mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	24d	1	0.85mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	15d	1	0.85mi
51 Lander St Unit 1 Newburgh, NY	2.0	1.0	1000	$1,500	$1.50	24d	1	0.87mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	45d	1	0.87mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	24d	1	0.91mi
167 Liberty St Newburgh, NY	2.0	1.0	900	$1,900	$2.11	45d	1	0.94mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	24d	1	0.97mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	45d	1	0.98mi
4 Grand St Unit 1 Newburgh, NY	2.0	1.0	900	$2,400	$2.67	24d	1	1.03mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	24d	1	1.03mi
44 Johnes St Unit 108-J Newburgh, NY	2.0	1.0	909	$1,950	$2.15	15d	1	1.07mi
109 Myrtle Ave New Windsor, NY	2.0	1.0	1079	$2,200	$2.04	45d	1	1.07mi
22 Overlook Pl Newburgh, NY	2.0	1.0	1013	$2,000	$1.97	22d	1	1.13mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	45d	1	1.16mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	15d	1	1.18mi
1000 Copper Ct New Windsor, NY	2.0	2.0	1388	$2,600	$1.87	22d	1	1.21mi
33 Bay View Ter Unit 1 Newburgh, NY	2.0	1.0	950	$2,200	$2.32	15d	1	1.21mi

Listing history 25 events

1. 2026-06-15
   days on market $159,900 Active 18 DOM
2. 2026-06-14
   days on market $159,900 Active 16 DOM
3. 2026-06-13
   days on market $159,900 Active 15 DOM
4. 2026-06-10
   days on market $159,900 Active 13 DOM
5. 2026-06-09
   days on market $159,900 Active 12 DOM
6. 2026-06-08
   days on market $159,900 Active 11 DOM
7. 2026-06-07
   days on market $159,900 Active 10 DOM
8. 2026-06-03
   days on market $159,900 Active 6 DOM
9. 2026-06-02
   days on market $159,900 Active 5 DOM
10. 2026-06-01
    days on market $159,900 Active 4 DOM
11. 2026-05-31
    days on market $159,900 Active 3 DOM
12. 2026-05-30
    days on market $159,900 Active 2 DOM
13. 2026-05-28
    listed $159,900 Active
14. 2024-01-29
    status Pending
15. 2024-01-29
    historical
16. 2024-01-03
    listed $80,000 Active
17. 2023-11-17
    historical
18. 2023-09-20
    listed $100,000 Active
19. 2007-04-18
    soldstatus $260,760
20. 2007-03-27
    soldstatus $260,760
21. 2007-02-12
    price $269,000
22. 2007-02-12
    historical
23. 2006-11-20
    listed $260,760
24. 1993-09-17
    soldstatus $104,000
25. 1986-03-31
    soldstatus $76,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,642
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$4,652
• Taxable income: $8,093
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $8,214/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

+110.4% since first listed

13 events — show timeline

• 2026-05-28 Listed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2024-01-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-01-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-01-03 Listed $80,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-09-20 Listed $100,000 OneKey® MLS as Distributed by MLS Grid
• 2007-04-18 Sold (Public Records) $260,760 Public Records
• 2007-03-27 Sold (MLS) $260,760 HGMLS
• 2007-02-12 Delisted — HGMLS
• 2007-02-12 Price Changed $269,000 HGMLS
• 2006-11-20 Listed $260,760 HGMLS
• 1993-09-17 Sold (Public Records) $104,000 Public Records
• 1986-03-31 Sold (Public Records) $76,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $9,198 · -3.3% YoY. Source: county tax records.