113 Lander St · Newburgh, NY 12550

$150,000

4 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 67 Days on market

Built 1900 2,500 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 MLS

BUILDING NEEDS REHAB. 2 FAMILY NOW. VACAT. DOWN ZONED TO ONE FAMILY. CITY OF NEWBURGH WOULD CONSIDER A VARIANCE FOR A 2 FAMILY. ROOF RECENTLY REPAIRED. NEW 100 AMP ELECTRIC PANEL, CITY WATER WORKING IN BUILDING.

Key facts

• Close to riverfront
• Gas hot water
• Back entrance

Tags

• GAS HOT WATER
• GREAT BACK YARD
• BACK ENTRANCE
• CLOSE TO RIVERFRONT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: Fostertown Etc Magnet School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 588 students, 46% FRL); Heritage Middle School (math 16% / reading 40%, grade F, #573 of 729 statewide, top 79%, 856 students, 51% FRL); 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 54% at this address vs 40% district-wide (+13 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 37% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $105k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.74% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.96%
• DSCR: 2.02
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $352,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Chambers St	0.21mi	3/1.0 (-1)	1,272 (-12%)	2mo	$130,000	$102	64
75 Prospect St	0.57mi	3/1.0 (-1)	1,408 (-2%)	2mo	$345,000	$245	63
77 Prospect St	0.57mi	3/2.0 (-1)	1,442 (+0%)	2mo	$387,500	$269	62
178 Fullerton Ave	0.72mi	4/2.5	1,468 (+2%)	1mo	$240,000	$163	56
190 Gidney Ave	0.50mi	3/1.0 (-1)	1,536 (+7%)	9mo	$285,000	$186	53
22 Fullerton Ave	0.74mi	4/2.5	1,472 (+2%)	6mo	$365,000	$248	51
112 Prospect St	0.54mi	3/1.5 (-1)	1,519 (+6%)	12mo	$379,900	$250	48
17 Roosevelt Pl	0.73mi	4/2.0	1,509 (+5%)	10mo	$405,000	$268	45
190 Fullerton Ave	0.73mi	3/2.0 (-1)	1,391 (-3%)	12mo	$190,000	$137	42
3 Marne Ave	0.46mi	3/1.5 (-1)	1,265 (-12%)	14mo	$395,000	$312	40
38 E Parmenter St	0.46mi	3/2.5 (-1)	1,608 (+12%)	11mo	$280,000	$174	38
329 Powell Ave	0.58mi	3/1.0 (-1)	1,232 (-14%)	8mo	$300,000	$244	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: 12.9%
• Equity multiple: 1.50×
• Total profit: $20,958
• Equity at exit: $22,365

10-year hold

• IRR: 19.7%
• Equity multiple: 2.45×
• Total profit: $61,049
• Equity at exit: $12,969

Cash invested: $42,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,612 high
• Mortgage (P&I): −$787
• Tax from tax record: −$411 /mo · $4,934/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $803

Break-even live

Break-even rent $1,595

Max offer price $150,000

Occupancy floor 64%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.15mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	14d	1	0.17mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	44d	1	0.23mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	44d	1	0.35mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	23d	1	0.47mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	23d	1	0.47mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	44d	1	0.59mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	44d	1	0.60mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	44d	1	0.66mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	44d	1	0.84mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	14d	1	0.93mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	44d	1	0.96mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	23d	1	0.97mi

Listing history 18 events

1. 2026-04-24
   status Pending
2. 2026-03-14
   status Active
3. 2026-03-14
   price $150,000
4. 2025-09-30
   price $195,000
5. 2025-09-09
   price $225,000
6. 2025-08-26
   price $235,000
7. 2025-08-07
   listed $255,000 Active
8. 2023-12-10
   historical
9. 2023-08-23
   price $225,000
10. 2023-03-09
    price $235,000
11. 2022-11-26
    listed $250,000 Active
12. 2013-12-18
    price $39,000 212-char remark

    Show marketing remark (212 chars)

    BUILDING NEEDS REHAB. 2 FAMILY NOW. VACAT. DOWN ZONED TO ONE FAMILY. CITY OF NEWBURGH WOULD CONSIDER A VARIANCE FOR A 2 FAMILY. ROOF RECENTLY REPAIRED. NEW 100 AMP ELECTRIC PANEL, CITY WATER WORKING IN BUILDING.

13. 2003-09-30
    soldstatus $216,000 212-char remark

    Show marketing remark (212 chars)

    BUILDING NEEDS REHAB. 2 FAMILY NOW. VACAT. DOWN ZONED TO ONE FAMILY. CITY OF NEWBURGH WOULD CONSIDER A VARIANCE FOR A 2 FAMILY. ROOF RECENTLY REPAIRED. NEW 100 AMP ELECTRIC PANEL, CITY WATER WORKING IN BUILDING.

14. 2003-06-30
    soldstatus $15,000
15. 2003-02-14
    historical 212-char remark

    Show marketing remark (212 chars)

    BUILDING NEEDS REHAB. 2 FAMILY NOW. VACAT. DOWN ZONED TO ONE FAMILY. CITY OF NEWBURGH WOULD CONSIDER A VARIANCE FOR A 2 FAMILY. ROOF RECENTLY REPAIRED. NEW 100 AMP ELECTRIC PANEL, CITY WATER WORKING IN BUILDING.

16. 2002-12-10
    listed $216,000 212-char remark

    Show marketing remark (212 chars)

    BUILDING NEEDS REHAB. 2 FAMILY NOW. VACAT. DOWN ZONED TO ONE FAMILY. CITY OF NEWBURGH WOULD CONSIDER A VARIANCE FOR A 2 FAMILY. ROOF RECENTLY REPAIRED. NEW 100 AMP ELECTRIC PANEL, CITY WATER WORKING IN BUILDING.

17. 1991-11-13
    soldstatus $32,000
18. 1989-05-22
    soldstatus $25,000

ⓘ 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: $4,934 · $411/mo
• Projected year-2 tax: $4,934 · $411/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $31,349
• − Mortgage interest: −$8,402
• − Property taxes: −$4,934
• − Insurance: −$750
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − Depreciation: −$4,364
• Taxable income: $7,883
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $7,750/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

+500.0% since first listed

18 events — show timeline

• 2026-04-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-14 Price Changed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-07 Listed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-23 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-09 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-26 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-18 Price Changed $39,000 HGMLS
• 2003-09-30 Sold (MLS) $216,000 HGMLS
• 2003-06-30 Sold (Public Records) $15,000 Public Records
• 2003-02-14 Delisted — HGMLS
• 2002-12-10 Listed $216,000 HGMLS
• 1991-11-13 Sold (Public Records) $32,000 Public Records
• 1989-05-22 Sold (Public Records) $25,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,934 · -3.1% YoY. Source: county tax records.