157 Broadway · Newburgh, NY 12550

$449,000

6 bd · 3.0 ba · 2,880 sqft · MultiFamily public records · 515 Days on market

Built 1910 3,920 sqft lot Est $438k · at est.

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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 +6.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Stalled 4 Family Construction. Full Floor Units, Two 2 Bedroom Units and Two 3 Bedroom Units. Framing Done, Split Units in place, Plumbing, Electrical and Underground Utilities in place. Ready for insulation and sheetrock. Approved Plans in Place. Creative Seller Financing Available.

Key facts

• 3,920 sq ft lot
• Built 1910
• Listed 515 days

Tags

• APPROVED PLANS IN PLACE

Property features AI

Finance

• Financial info: Seller financing available

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Trash collection (public)
• Home design: Townhouse; Quadruplex
• Construction: Brick construction
• Exterior features: Brick construction

Interior

• Heating & cooling: Ductless cooling; Natural gas heating; Other heating
• Interior features: Three or more levels; 18 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2×2bd/1.5ba + 2×3bd/1.5ba units multifamily listed at $449k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $560/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $449k).
• Recommended offer: $395k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $7,373/mo this rent would consume 103% 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $126k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 515 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $351k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $275k; list at $449k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $395,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 515 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 1910 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.64% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $437,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Carpenter Ave	0.29mi	7/3.0 (+1)	3,000 (+4%)	8mo	$460,000	$153	68
17 Lutheran St	0.20mi	6/2.0	2,670 (-7%)	15mo	$285,000	$107	62
189 Liberty St	0.23mi	7/5.0 (+1)	2,927 (+2%)	16mo	$565,000	$193	60
6 Liberty St	0.39mi	6/4.0	3,075 (+7%)	7mo	$500,000	$163	60
145 Renwick St	0.37mi	5/3.0 (-1)	2,760 (-4%)	14mo	$285,000	$103	59
60 Johnston St	0.17mi	6/2.0	2,625 (-9%)	18mo	$298,000	$114	58
100 Courtney Ave	0.50mi	6/3.0	2,772 (-4%)	18mo	$485,000	$175	55
16 Lutheran St	0.17mi	6/2.0	2,508 (-13%)	13mo	$380,000	$152	55
11 Liberty St	0.37mi	7/3.0 (+1)	3,024 (+5%)	17mo	$525,000	$174	55
181 First St	0.16mi	5/2.0 (-1)	2,450 (-15%)	15mo	$335,000	$137	46
298 Liberty St	0.50mi	6/3.0	2,573 (-11%)	20mo	$370,000	$144	42
204 Grand St	0.53mi	6/5.0	3,254 (+13%)	12mo	$350,000	$108	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: 11.0%
• Equity multiple: 1.42×
• Total profit: $53,124
• Equity at exit: $66,947

10-year hold

• IRR: 17.9%
• Equity multiple: 2.31×
• Total profit: $164,389
• Equity at exit: $38,821

Cash invested: $125,720 (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: 21.8×

Monthly cashflow live

• Estimated rent: $7,373 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$1,043 /mo · $12,519/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,548
• Net cashflow: $2,240

Break-even live

Break-even rent $4,538

Max offer price $449,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,494	-5% $2,367	+0% $2,240	+5% $2,113	+10% $1,986
Rent	-10% $1,657	-5% $1,948	+0% $2,240	+5% $2,531	+10% $2,822
Rate	-1.0pp $2,466	-0.5pp $2,354	base $2,240	+0.5pp $2,123	+1.0pp $2,005

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,428
▸ 2× units	3	1.5	$3,946
Total (4 units)			$7,373

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	45d	1	1.18mi

Listing history 19 events

1. 2026-04-13
   status Pending
2. 2026-01-07
   price $449,000
3. 2025-11-12
   status Active
4. 2025-11-12
   historical
5. 2025-09-25
   price $525,000
6. 2025-05-14
   status Active
7. 2025-05-14
   historical
8. 2025-05-06
   price $649,000
9. 2025-03-14
   price $699,000
10. 2024-11-14
    listed $800,000 Active
11. 2024-05-02
    listed $800,000 Active
12. 2021-11-10
    historical
13. 2021-05-28
    listed $400,000 Active
14. 2019-04-15
    soldstatus $275,000
15. 2003-05-20
    soldstatus $85,000
16. 2003-05-19
    soldstatus $175,000
17. 2002-12-02
    price $185,000
18. 2002-12-02
    historical
19. 2002-11-26
    listed $85,000

ⓘ 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: $12,519 · $1,043/mo
• Projected year-2 tax: $12,519 · $1,043/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: $88,476
• − Mortgage interest: −$25,151
• − Property taxes: −$12,519
• − Insurance: −$2,245
• − Repairs & maintenance: −$7,078
• − Management: −$7,078
• − Depreciation: −$13,062
• Taxable income: $21,343
• Est. tax owed @ 24.0%: −$5,122
• After-tax cash flow: $21,754/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

+428.2% since first listed

19 events — show timeline

• 2026-04-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-25 Price Changed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-14 Listed $800,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-02 Listed $800,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-28 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-15 Sold (Public Records) $275,000 Public Records
• 2003-05-20 Sold (MLS) $85,000 HGMLS
• 2003-05-19 Sold (Public Records) $175,000 Public Records
• 2002-12-02 Delisted — HGMLS
• 2002-12-02 Price Changed $185,000 HGMLS
• 2002-11-26 Listed $85,000 HGMLS

Property tax history

+10.7%/yr

Latest (2025): $12,519 · -3.5% YoY. Source: county tax records.