145 Renwick St · Newburgh, NY 12550

$299,000

5 bd · 3.0 ba · 2,760 sqft · MultiFamily public records · 41 Days on market

Built 1900 Poor condition 2,500 sqft lot $108/sqft · 54% below area

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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 +1.0/5.0
• 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 Great Investment opportunity with lots of potential and beautiful architecture! This 3 Family building has newer windows and a new sewer line. Bring your imagination and creativity and enjoy living from a fantastic income. Close to transportation, Hwys,Restaurants,Shopping,Schools, and more . House was under construction .

Key facts

• Basement potential
• Legal 3-family
• 2,500 sq ft lot

Tags

• LEGAL 3-FAMILY
• FREESTANDING PROPERTY
• HISTORIC TOWN OF NEWBURGH
• ONE 1-BEDROOM APARTMENT
• BASEMENT POTENTIAL
• THREE SEPARATE GAS METERS

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $299k. Condition is rated poor.
• This rent per unit runs 38% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 4.0% 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; 567 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: property tax is 3.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.73% ✓
• Cap rate: 21.62%
• Cash-on-cash: 54.76%
• DSCR: 3.44
• GRM: 3.0

CMA / ARV

• ARV (median comp): $614,996
• List price: $299,000
• Delta: -51.38%
• 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
145 Renwick St	0.00mi	5/3.0	2,760 (0%)	17mo	$285,000	$103	86
145 William St	0.12mi	6/3.0 (+1)	2,838 (+3%)	2mo	$394,500	$139	83
101 Renwick St	0.12mi	5/3.5	2,540 (-8%)	2mo	$407,500	$160	77
52 Benkard Ave	0.08mi	6/3.0 (+1)	2,400 (-13%)	8mo	$375,000	$156	63
2 Carson Ave	0.20mi	5/3.0	2,396 (-13%)	12mo	$375,000	$157	58
6 Liberty St	0.16mi	6/4.0 (+1)	3,075 (+11%)	10mo	$500,000	$163	56
52 Lander St	0.53mi	4/3.0 (-1)	2,470 (-10%)	2mo	$412,000	$167	51
41 Carpenter Ave	0.57mi	4/2.0 (-1)	2,916 (+6%)	9mo	$260,000	$89	48
95 Liberty St	0.30mi	4/4.0 (-1)	2,400 (-13%)	17mo	$545,000	$227	42
16 Lutheran St	0.48mi	6/2.0 (+1)	2,508 (-9%)	16mo	$380,000	$152	40
181 First St	0.53mi	5/2.0	2,450 (-11%)	18mo	$335,000	$137	37
271 Third St	0.74mi	6/2.0 (+1)	2,400 (-13%)	1mo	$445,777	$186	34

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: 50.1%
• Equity multiple: 3.11×
• Total profit: $176,279
• Equity at exit: $44,582

10-year hold

• IRR: 54.5%
• Equity multiple: 5.71×
• Total profit: $394,186
• Equity at exit: $25,852

Cash invested: $83,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 10 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $396,946 ($155/sqft)
• Median days on market: 101 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +43.9% 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: 567
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $8,177 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$947 /mo · $11,366/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,717
• Net cashflow: $3,820

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$8,178
Total (3 units)			$8,177

Break-even live

Break-even rent $3,341

Max offer price $299,000

Occupancy floor 48%

Sensitivity live

Price	-10% $3,989	-5% $3,905	+0% $3,820	+5% $3,735	+10% $3,651
Rent	-10% $3,174	-5% $3,497	+0% $3,820	+5% $4,143	+10% $4,466
Rate	-1.0pp $3,971	-0.5pp $3,896	base $3,820	+0.5pp $3,743	+1.0pp $3,664

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: $74,750
• Closing costs: $8,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	119d	1	0.33mi
166 Montgomery St Newburgh, NY	4.0	2.0	3200	$3,950	$1.23	139d	1	0.97mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	139d	1	1.18mi
492 Liberty St Newburgh, NY	4.0	1.5	1351	$3,200	$2.37	6d	1	1.36mi

Property features AI

Exterior

• Parking: No carportNo designated parking
• Utilities: Electricity connected (Orange & Rockland)Natural gas connectedPublic waterPublic sewer
• Home design: Triplex
• Construction: Brick and stone constructionBrick/mortar and stone foundation
• Exterior features: No waterfront

Interior

• Bedrooms: One 1-bedroom unitTwo 2-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heatingNatural gas heatingWall/window air conditioning units
• Interior features: First floor bedroomFirst floor full bathAluminum-framed windowsPartial atticUnfinished basement with storage space
• Laundry & utility: Electric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-09-24
   days on market $299,000 Active 41 DOM
2. 2026-09-23
   days on market $299,000 Active 40 DOM
3. 2026-09-22
   days on market $299,000 Active 39 DOM
4. 2026-09-21
   days on market $299,000 Active 38 DOM
5. 2026-09-20
   days on market $299,000 Active 37 DOM
6. 2026-09-19
   days on market $299,000 Active 36 DOM
7. 2026-09-18
   days on market $299,000 Active 35 DOM
8. 2026-09-17
   days on market $299,000 Active 34 DOM
9. 2026-09-16
   days on market $299,000 Active 33 DOM
10. 2026-09-15
    days on market $299,000 Active 32 DOM
11. 2026-09-14
    days on market $299,000 Active 31 DOM
12. 2026-09-13
    days on market $299,000 Active 30 DOM
13. 2026-09-12
    days on market $299,000 Active 29 DOM
14. 2026-09-11
    days on market $299,000 Active 28 DOM
15. 2026-09-05
    days on market $299,000 Active 22 DOM
16. 2026-09-04
    days on market $299,000 Active 21 DOM
17. 2026-09-03
    days on market $299,000 Active 20 DOM
18. 2026-08-31
    days on market $299,000 Active 17 DOM
19. 2026-08-30
    days on market $299,000 Active 16 DOM
20. 2026-08-29
    days on market $299,000 Active 15 DOM
21. 2026-08-28
    days on market $299,000 Active 14 DOM
22. 2026-08-27
    days on market $299,000 Active 13 DOM
23. 2026-08-26
    days on market $299,000 Active 12 DOM
24. 2026-08-25
    days on market $299,000 Active 11 DOM
25. 2026-08-24
    days on market $299,000 Active 10 DOM
26. 2026-08-23
    days on market $299,000 Active 9 DOM
27. 2026-08-22
    days on market $299,000 Active 8 DOM
28. 2026-08-21
    days on market $299,000 Active 7 DOM
29. 2026-08-20
    days on market $299,000 Active 6 DOM
30. 2026-08-19
    days on market $299,000 Active 5 DOM
31. 2026-08-18
    days on market $299,000 Active 4 DOM
32. 2026-08-17
    days on market $299,000 Active 3 DOM
33. 2026-08-16
    days on market $299,000 Active 2 DOM
34. 2026-08-15
    remarks 695-char remark
35. 2026-08-15
    pricedays on marketlisting id $299,000 Active 1 DOM
36. 2026-07-04
    days on market $335,000 Active 167 DOM
37. 2026-07-03
    days on market $335,000 Active 166 DOM
38. 2026-07-02
    days on market $335,000 Active 165 DOM
39. 2026-07-01
    days on market $335,000 Active 164 DOM
40. 2026-06-30
    days on market $335,000 Active 163 DOM
41. 2026-06-29
    days on market $335,000 Active 162 DOM
42. 2026-06-28
    days on market $335,000 Active 161 DOM
43. 2026-06-28
    days on market $335,000 Active 160 DOM
44. 2026-06-27
    days on market $335,000 Active 159 DOM
45. 2026-06-25
    days on market $335,000 Active 157 DOM
46. 2026-06-23
    days on market $335,000 Active 155 DOM
47. 2026-06-21
    days on market $335,000 Active 154 DOM
48. 2026-06-18
    days on market $335,000 Active 151 DOM
49. 2026-06-17
    days on market $335,000 Active 150 DOM
50. 2026-06-16
    pricedays on market $335,000 Active 149 DOM

ⓘ 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: $11,366 · $947/mo
• Projected year-2 tax: $11,366 · $947/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: $98,124
• − Mortgage interest: −$16,749
• − Property taxes: −$11,366
• − Insurance: −$1,495
• − Repairs & maintenance: −$7,850
• − Management: −$7,850
• − Depreciation: −$8,698
• Taxable income: $44,116
• Est. tax owed @ 24.0%: −$10,588
• After-tax cash flow: $35,253/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $138,000–$248,400 screening

This 3-family building requires extensive repairs and maintenance, including exterior painting and landscaping. Significant improvements can be made to increase its resale and rental value.

Deferred maintenance Est. $30,000–$90,000 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 Exterior (exterior) — The exterior walls and siding appear to be in poor condition with visible damage and peeling paint.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Peeling paint
• Major landscaping — Overgrown vegetation and debris

Value-add opportunities

• Both exterior painting — Fresh paint can improve the curb appeal and resale value ↑
• Both landscaping — A well-maintained yard can improve the curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Extensive 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

Property features AI

Exterior

• Parking: No carportNo designated parking
• Utilities: Electricity connected (Orange & Rockland)Natural gas connectedPublic waterPublic sewer
• Home design: Triplex
• Construction: Brick and stone constructionBrick/mortar and stone foundation
• Exterior features: No waterfront

Interior

• Bedrooms: One 1-bedroom unitTwo 2-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heatingNatural gas heatingWall/window air conditioning units
• Interior features: First floor bedroomFirst floor full bathAluminum-framed windowsPartial atticUnfinished basement with storage space
• Laundry & utility: Electric dryer hookupGas dryer hookup

Price history

+564.4% since first listed

17 events — show timeline

• 2026-08-14 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-07-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-06-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-06-16 Price Changed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Sold (Public Records) $285,000 Public Records
• 2025-04-16 Sold (MLS) $285,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-01 Listed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-20 Sold (Public Records) $250,000 Public Records
• 2022-10-07 Sold (MLS) $250,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-08-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-08-10 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 1999-10-19 Sold (Public Records) $45,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $11,366 · -4.2% YoY. Source: county tax records.