52 Lander St · Newburgh, NY 12550

$420,000

4 bd · 3.0 ba · 2,470 sqft · MultiFamily public records · 22 Days on market

Built 1889 2,716 sqft lot $170/sqft · 37% below area Est $672k · 37% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 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

Fully remodeled 2 family home in the heart of Newburgh, offering a great opportunity for both investors and owner occupants. Located at 52 Lander Street, this property features two updated units with strong rental income and separate electric utilities for added efficiency and low maintenance ownership. There is no oil or gas, the entire property is fully electric. The first floor unit offers 2 bedrooms and 1 full bathroom with a functional layout and updated finishes throughout. The second floor unit features 2 bedrooms and 2 full bathrooms, including a primary bedroom with its own private ensuite bathroom. Both units are currently occupied by tenants paying $2,100 per month each, generati

Key facts

• Updated units
• Fully electric
• Fully remodeled

Tags

• FULLY REMODELED
• UPDATED UNITS
• SEPARATE ELECTRIC UTILITIES
• FULLY ELECTRIC
• STRONG CASH FLOW POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Cable connected; Electric service by Central Hudson
• Home design: Duplex; Updated/remodeled condition
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront; No additional parcels

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Original or natural wood trim

🏷️ Possibly a rental listed for sale. The $420,000 price doesn't fit this home's estimated sale value (~$671,629) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative. Per door: $-182/mo.
• To cash-flow at today's rent, offer at most $356k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $381k (9.2% below list).
• Recommended offer: $356k (15.3% below list) — sets the bar for cash-flow.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $3,812/mo this rent would consume 53% 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 22 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $212k; list at $420k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1889 — 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 $355,737 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 9.2

CMA / ARV

• ARV (median comp): $671,629
• List price: $420,000
• Delta: -37.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 First St	0.06mi	5/2.0 (+1)	2,450 (-1%)	15mo	$335,000	$137	75
95 Liberty St	0.29mi	4/4.0	2,400 (-3%)	13mo	$545,000	$227	67
157 Johnston St	0.29mi	5/3.0 (+1)	2,240 (-9%)	1mo	$285,000	$127	65
121 Montgomery St	0.38mi	3/3.0 (-1)	2,672 (+8%)	1mo	$600,000	$225	63
50-60 Washington St	0.31mi	3/3.0 (-1)	2,616 (+6%)	13mo	$860,000	$329	60
2 Carson Ave	0.60mi	5/3.0 (+1)	2,396 (-3%)	9mo	$375,000	$157	54
34 Lutheran St	0.23mi	3/1.0 (-1)	2,272 (-8%)	13mo	$160,000	$70	52
186 S William St	0.41mi	5/3.0 (+1)	2,160 (-13%)	8mo	$408,000	$189	48
145 Renwick St	0.53mi	5/3.0 (+1)	2,760 (+12%)	14mo	$285,000	$103	39
77 Courtney Ave #2	0.68mi	4/2.0	2,178 (-12%)	13mo	$246,000	$113	34
386 - 388 Washington St	0.70mi	4/3.0	2,772 (+12%)	17mo	$330,000	$119	33
57 Henry Ave	0.72mi	4/2.0	2,128 (-14%)	11mo	$260,000	$122	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: -25.6%
• Equity multiple: 0.15×
• Total profit: $-99,760
• Equity at exit: $62,623

10-year hold

• IRR: -33.9%
• Equity multiple: -0.28×
• Total profit: $-150,039
• 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: 18.4×

Monthly cashflow live

• Estimated rent: $3,812 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$998 /mo · $11,973/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $-364

Break-even live

Break-even rent $4,272

Max offer price $355,737

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,812
Total (2 units)			$3,812

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	44d	1	0.31mi
166 Montgomery St Newburgh, NY	4.0	2.0	3200	$3,950	$1.23	44d	1	0.51mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	44d	1	0.78mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	44d	1	1.26mi

Listing history 28 events

1. 2026-06-07
   statusdays on market $420,000 Pending 22 DOM
2. 2026-06-03
   days on market $420,000 Active 21 DOM
3. 2026-06-02
   days on market $420,000 Active 20 DOM
4. 2026-06-01
   days on market $420,000 Active 19 DOM
5. 2026-05-31
   days on market $420,000 Active 18 DOM
6. 2026-05-30
   days on market $420,000 Active 17 DOM
7. 2026-05-13
   listed $420,000 Active 1131-char remark
8. 2026-03-14
   historical
9. 2025-03-13
   listed $450,000 Active
10. 2024-08-28
    historical $2,400
11. 2024-08-24
    price $2,400
12. 2024-08-21
    listed $2,100
13. 2014-03-06
    historical
14. 2014-03-06
    historical
15. 2014-03-06
    historical
16. 2014-02-04
    listed $17,500
17. 2014-02-04
    listed
18. 2014-02-04
    listed $17,500
19. 2014-01-05
    historical
20. 2014-01-05
    historical
21. 2013-11-10
    historical
22. 2013-08-13
    listed $14,900
23. 2013-08-13
    listed
24. 2013-08-13
    listed $20,000
25. 2006-10-23
    soldstatus $212,000
26. 1997-10-17
    soldstatus $90,000
27. 1996-11-13
    soldstatus $24,000
28. 1992-05-22
    soldstatus $20,000

ⓘ 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: $11,973 · $998/mo
• Projected year-2 tax: $11,973 · $998/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 12% 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: $45,744
• − Mortgage interest: −$23,527
• − Property taxes: −$11,973
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,660
• − Management: −$3,660
• − Depreciation: −$12,218
• Taxable loss: −$11,393
• Est. tax savings @ 24.0%: +$2,734
• After-tax cash flow: $-1,631/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

+2000.0% since first listed

23 events — show timeline

• 2026-06-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $420,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-13 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-28 Rental Removed $2,400 TURBOTENANT
• 2024-08-24 Price Changed $2,400 TURBOTENANT
• 2024-08-21 Listed for Rent $2,100 TURBOTENANT
• 2014-03-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-06 Delisted — HGMLS
• 2014-03-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-02-04 Listed $17,500 OneKey® MLS as Distributed by MLS Grid
• 2014-02-04 Listed — HGMLS
• 2014-02-04 Listed $17,500 OneKey® MLS as Distributed by MLS Grid
• 2014-01-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-01-05 Delisted — HGMLS
• 2013-11-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-08-13 Listed $20,000 OneKey® MLS as Distributed by MLS Grid
• 2013-08-13 Listed $14,900 OneKey® MLS as Distributed by MLS Grid
• 2013-08-13 Listed — HGMLS
• 2006-10-23 Sold (Public Records) $212,000 Public Records
• 1997-10-17 Sold (Public Records) $90,000 Public Records
• 1996-11-13 Sold (Public Records) $24,000 Public Records
• 1992-05-22 Sold (Public Records) $20,000 Public Records

Property tax history

+18.0%/yr

Latest (2025): $11,973 · +52.6% YoY. Source: county tax records.