296 Liberty St · Newburgh, NY 12550

$415,000

9 bd · 4.0 ba · 2,869 sqft · MultiFamily public records · 180 Days on market

Built 1900 Fair condition 1,880 sqft lot $145/sqft · 39% below area Est $677k · 39% under ↓ 22% since listing

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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 +29.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• 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

A very unique offering consisting of renovated 5 Bedroom 2 Bath unit and renovated 3 Bedroom 2 Bath unit. Close to stores, restaurants, cafes and parks. Walking distance to stores and restaurants on Broadway, Liberty, Washington's Headquarters, the waterfront and the Newburgh-Beacon Ferry. Close to Dawning Park, Mount Saint Mary College and Montefiore St. Luke's Hospital. This one isn't going to last, call now.

Key facts

• Close to parks
• Close to restaurants
• Renovated unit

Tags

• RENOVATED UNIT
• WALKING DISTANCE TO STORES
• CLOSE TO PARKS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $415k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $415k).
• Recommended offer: $365k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.1% 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; 475 active listings in the ZIP; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; list at $415k implies a 159% gain — meaningful room to come down on a strong offer.

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 $365,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.50% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 5.6

CMA / ARV

• ARV (median comp): $677,370
• List price: $415,000
• Delta: -38.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Chambers St	0.07mi	9/4.0	2,880 (+0%)	8mo	$585,920	$203	89
55 Carpenter Ave	0.50mi	8/4.0 (-1)	3,000 (+5%)	10mo	$435,000	$145	55
27 Clark St	0.57mi	8/3.0 (-1)	2,724 (-5%)	21mo	$410,000	$151	38
76 Johnston St #74	0.28mi	8/2.0 (-1)	2,315 (-19%)	17mo	$260,000	$112	35
67 William St	0.70mi	9/3.0	2,640 (-8%)	21mo	$420,000	$159	33
103 Overlook Pl	0.96mi	9/3.0	3,185 (+11%)	13mo	$580,000	$182	32
105 Renwick St	0.85mi	9/3.0	3,132 (+9%)	17mo	$435,000	$139	31
87 Overlook Pl	0.95mi	8/3.0 (-1)	3,159 (+10%)	12mo	$510,000	$161	29
120 Renwick St	0.83mi	9/3.0	3,384 (+18%)	17mo	$465,000	$137	22

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $10,225
• Equity at exit: $61,878

10-year hold

• IRR: 9.2%
• Equity multiple: 1.62×
• Total profit: $71,882
• Equity at exit: $35,882

Cash invested: $116,200 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $502,500 ($179/sqft)
• Median days on market: 52 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 475
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $6,228 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$1,134 /mo · $13,609/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,308
• Net cashflow: $1,437

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$6,228
Total (3 units)			$6,228

Break-even live

Break-even rent $4,409

Max offer price $415,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,672	-5% $1,554	+0% $1,437	+5% $1,319	+10% $1,202
Rent	-10% $945	-5% $1,191	+0% $1,437	+5% $1,683	+10% $1,929
Rate	-1.0pp $1,646	-0.5pp $1,542	base $1,437	+0.5pp $1,329	+1.0pp $1,220

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: $103,750
• Closing costs: $12,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Liberty St Unit 1 Newburgh, NY	2.0	1.0	825	$2,000	$2.42	63d	1	0.10mi
166 Montgomery St Newburgh, NY	4.0	2.0	3200	$3,950	$1.23	93d	1	0.16mi
364 Liberty St Newburgh, NY	3.0	1.0	—	$1,850	—	63d	1	0.18mi
368 Liberty St Unit C Newburgh, NY	3.0	1.0	—	$2,000	—	93d	1	0.19mi
136 Johnston St Newburgh, NY	2.0	1.0	688	$1,900	$2.76	93d	1	0.19mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	63d	1	0.21mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	93d	1	0.22mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	72d	1	0.25mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	63d	1	0.28mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	93d	1	0.33mi
51 Lander St Unit 1 Newburgh, NY	2.0	1.0	1000	$1,500	$1.50	72d	1	0.34mi
428 Liberty St Newburgh, NY	2.0	1.0	—	$1,975	—	63d	1	0.34mi
217 3rd St Unit 3 Newburgh, NY	2.0	1.0	600	$1,600	$2.67	63d	1	0.39mi
167 Liberty St Newburgh, NY	2.0	1.0	900	$1,900	$2.11	93d	1	0.40mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	93d	1	0.40mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	72d	1	0.45mi
96 Broadway Unit 2B Newburgh, NY	2.0	1.0	750	$1,750	$2.33	72d	1	0.46mi
87 Broadway Unit 2 Newburgh, NY	2.0	1.0	800	$1,800	$2.25	72d	1	0.50mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	93d	1	0.51mi
33 Lutheran St Newburgh, NY	2.0	1.0	589	$1,600	$2.72	93d	1	0.53mi
498 Liberty St Newburgh, NY	2.0	1.0	3303	$2,350	$0.71	93d	1	0.53mi
4 Grand St Unit 1 Newburgh, NY	2.0	1.0	900	$2,400	$2.67	72d	1	0.59mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	72d	1	0.59mi
27 Clark St Newburgh, NY	3.0	1.0	785	$1,950	$2.48	93d	1	0.61mi
43 Edward St Newburgh, NY	1.0–2.0	1.0	650	$2,300	$3.54	63d	1	0.73mi
44 Johnes St Unit 108-J Newburgh, NY	2.0	1.0	909	$1,950	$2.15	63d	1	0.75mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	93d	1	0.76mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	93d	1	0.78mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	72d	1	0.79mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	93d	1	0.80mi
52 Benkard Ave Newburgh, NY	2.0	1.0	625	$1,700	$2.72	93d	1	0.81mi
187 Renwick St Newburgh, NY	2.0	1.0	689	$1,400	$2.03	93d	1	0.91mi
22 Overlook Pl Newburgh, NY	2.0	1.0	1013	$2,000	$1.97	70d	1	0.95mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	93d	1	0.97mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	93d	1	0.99mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	63d	1	1.05mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	72d	1	1.06mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	93d	1	1.10mi
488 Broadway Newburgh, NY	3.0	1.0	—	$2,400	—	93d	1	1.11mi
33 Bay View Ter Unit 1 Newburgh, NY	2.0	1.0	950	$2,200	$2.32	63d	1	1.12mi

Listing history 38 events

1. 2026-07-12
   days on market $415,000 Active 180 DOM
2. 2026-07-11
   days on market $415,000 Active 179 DOM
3. 2026-07-10
   days on market $415,000 Active 178 DOM
4. 2026-07-09
   days on market $415,000 Active 177 DOM
5. 2026-07-08
   days on market $415,000 Active 176 DOM
6. 2026-07-07
   days on market $415,000 Active 175 DOM
7. 2026-07-06
   days on market $415,000 Active 174 DOM
8. 2026-07-05
   days on market $415,000 Active 173 DOM
9. 2026-07-04
   days on market $415,000 Active 172 DOM
10. 2026-07-03
    days on market $415,000 Active 171 DOM
11. 2026-07-02
    days on market $415,000 Active 170 DOM
12. 2026-07-01
    days on market $415,000 Active 169 DOM
13. 2026-06-30
    days on market $415,000 Active 168 DOM
14. 2026-06-29
    days on market $415,000 Active 167 DOM
15. 2026-06-28
    days on market $415,000 Active 166 DOM
16. 2026-06-28
    days on market $415,000 Active 165 DOM
17. 2026-06-27
    days on market $415,000 Active 164 DOM
18. 2026-06-25
    days on market $415,000 Active 162 DOM
19. 2026-06-23
    days on market $415,000 Active 160 DOM
20. 2026-06-21
    days on market $415,000 Active 159 DOM
21. 2026-06-18
    days on market $415,000 Active 156 DOM
22. 2026-06-17
    days on market $415,000 Active 155 DOM
23. 2026-06-16
    days on market $415,000 Active 154 DOM
24. 2026-06-15
    days on market $415,000 Active 153 DOM
25. 2026-06-14
    days on market $415,000 Active 151 DOM
26. 2026-06-13
    days on market $415,000 Active 150 DOM
27. 2026-06-10
    days on market $415,000 Active 148 DOM
28. 2026-06-09
    days on market $415,000 Active 147 DOM
29. 2026-06-08
    days on market $415,000 Active 146 DOM
30. 2026-06-07
    days on market $415,000 Active 145 DOM
31. 2026-06-03
    days on market $415,000 Active 141 DOM
32. 2026-06-02
    days on market $415,000 Active 140 DOM
33. 2026-06-01
    days on market $415,000 Active 139 DOM
34. 2026-05-31
    days on market $415,000 Active 138 DOM
35. 2026-05-30
    days on market $415,000 Active 137 DOM
36. 2026-01-12
    listed $415,000 Active 419-char remark

    Show marketing remark (419 chars)

    A very unique offering consisting of renovated 5 Bedroom 2 Bath unit and renovated 3 Bedroom 2 Bath unit. Close to stores, restaurants, cafes and parks. Walking distance to stores and restaurants on Broadway, Liberty, Washington's Headquarters, the waterfront and the Newburgh-Beacon Ferry. Close to Dawning Park, Mount Saint Mary College and Montefiore St. Luke's Hospital. This one isn't going to last, call now.

37. 2021-06-17
    soldstatus $160,256
38. 2017-11-28
    soldstatus $535,000

ⓘ 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: $13,609 · $1,134/mo
• Projected year-2 tax: $13,609 · $1,134/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: $74,736
• − Mortgage interest: −$23,246
• − Property taxes: −$13,609
• − Insurance: −$2,075
• − Repairs & maintenance: −$5,979
• − Management: −$5,979
• − Depreciation: −$12,073
• Taxable income: $11,775
• Est. tax owed @ 24.0%: −$2,826
• After-tax cash flow: $14,415/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab Est. rehab $71,725–$129,105 screening

This multi-family home requires significant repairs and maintenance, including a new roof and siding, as well as painting and landscaping. These updates will significantly increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows show signs of wear and potential leaks.
• Major Electrical (electrical) — The electrical panel appears old and may need replacement.
• Major Plumbing (plumbing) — The exterior plumbing looks old and may need repairs or replacement.

Repairs flagged

• Major roof — The roof appears to have significant damage and potential leaks.
• Moderate siding — The siding shows signs of wear and tear, and the paint is peeling in places.
• Minor flooring — The flooring looks like it could use some cleaning or replacement.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality, making it more attractive to potential buyers or renters. ↑
• Both repair and replace siding — New siding will improve the home's curb appeal and increase its value. ↑
• Both paint interior and exterior — Fresh paint will make the home look more inviting and increase its value. ↑
• Both landscaping — A well-maintained landscape will enhance the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 62/100

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 · 379,830 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: 14% of renters

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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%

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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%

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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

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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

-22.4% since first listed

3 events — show timeline

• 2026-01-12 Listed $415,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-17 Sold (Public Records) $160,256 Public Records
• 2017-11-28 Sold (Public Records) $535,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $13,609 · -1.9% YoY. Source: county tax records.