145 Renwick St · Newburgh, NY 12550

$335,000

5 bd · 3.0 ba · 2,760 sqft · MultiFamily public records · 167 Days on market

Built 1900 Poor condition 2,500 sqft lot $121/sqft · 39% below area Est $553k · 39% under

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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
• 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 +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

This is your chance! A Great Investment opportunity with lots of potential and beautiful architecture. This 3 Family building has newer windows, a new sewer line and architectural plans ready for submission and approval for Architectural Review Committee. Bring your imagination, creativity and enjoy the income potential this property has to offer. Close to transportation, Highways, Restaurants, Shopping, Schools, and more. Here is a great opportunity to freshen up a 3 family building in the city of Newburgh. Recent work in the last few years include replacement windows and a new sewer line.

Key facts

• Architectural plans
• Income potential
• Newer windows

Tags

• NEWER WINDOWS
• NEW SEWER LINE
• ARCHITECTURAL PLANS
• INCOME POTENTIAL
• CLOSE TO TRANSPORTATION
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $335k. 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 ($43k/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 $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $94k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $285k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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: 2.42% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.53%
• DSCR: 3.03
• GRM: 3.4

CMA / ARV

• ARV (median comp): $553,212
• List price: $335,000
• Delta: -39.44%
• 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%)	16mo	$285,000	$103	87
145 William St	0.12mi	6/3.0 (+1)	2,838 (+3%)	0mo	$394,500	$139	85
101 Renwick St	0.12mi	5/3.5	2,540 (-8%)	1mo	$407,500	$160	78
52 Benkard Ave	0.08mi	6/3.0 (+1)	2,400 (-13%)	6mo	$375,000	$156	64
2 Carson Ave	0.20mi	5/3.0	2,396 (-13%)	11mo	$375,000	$157	60
6 Liberty St	0.16mi	6/4.0 (+1)	3,075 (+11%)	9mo	$500,000	$163	57
52 Lander St	0.53mi	4/3.0 (-1)	2,470 (-10%)	0mo	$412,000	$167	53
41 Carpenter Ave	0.57mi	4/2.0 (-1)	2,916 (+6%)	7mo	$260,000	$89	49
17 Lutheran St	0.49mi	6/2.0 (+1)	2,670 (-3%)	17mo	$285,000	$107	48
95 Liberty St	0.30mi	4/4.0 (-1)	2,400 (-13%)	15mo	$545,000	$227	43
16 Lutheran St	0.48mi	6/2.0 (+1)	2,508 (-9%)	15mo	$380,000	$152	41
181 First St	0.53mi	5/2.0	2,450 (-11%)	16mo	$335,000	$137	39

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: 39.8%
• Equity multiple: 2.64×
• Total profit: $153,952
• Equity at exit: $49,950

10-year hold

• IRR: 44.9%
• Equity multiple: 4.77×
• Total profit: $353,829
• Equity at exit: $28,965

Cash invested: $93,800 (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: 13 active · 7 under contract
• Months of supply: 15.6 mo (6%/mo absorbed)
• Median asking: $385,000 ($156/sqft)
• Median days on market: 75 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +28.1% 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: 10.3×

Monthly cashflow live

• Estimated rent: $8,113 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$954 /mo · $11,445/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,704
• Net cashflow: $3,559

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$8,112
Total (3 units)			$8,113

Break-even live

Break-even rent $3,608

Max offer price $335,000

Occupancy floor 51%

Sensitivity live

Price	-10% $3,749	-5% $3,654	+0% $3,559	+5% $3,464	+10% $3,370
Rent	-10% $2,918	-5% $3,239	+0% $3,559	+5% $3,880	+10% $4,200
Rate	-1.0pp $3,728	-0.5pp $3,644	base $3,559	+0.5pp $3,472	+1.0pp $3,384

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: $83,750
• Closing costs: $10,050
• 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	72d	1	0.33mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	93d	1	0.79mi
166 Montgomery St Newburgh, NY	4.0	2.0	3200	$3,950	$1.23	93d	1	0.97mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	93d	1	1.18mi

Listing history 30 events

1. 2026-07-04
   days on market $335,000 Active 167 DOM
2. 2026-07-03
   days on market $335,000 Active 166 DOM
3. 2026-07-02
   days on market $335,000 Active 165 DOM
4. 2026-07-01
   days on market $335,000 Active 164 DOM
5. 2026-06-30
   days on market $335,000 Active 163 DOM
6. 2026-06-29
   days on market $335,000 Active 162 DOM
7. 2026-06-28
   days on market $335,000 Active 161 DOM
8. 2026-06-28
   days on market $335,000 Active 160 DOM
9. 2026-06-27
   days on market $335,000 Active 159 DOM
10. 2026-06-25
    days on market $335,000 Active 157 DOM
11. 2026-06-23
    days on market $335,000 Active 155 DOM
12. 2026-06-21
    days on market $335,000 Active 154 DOM
13. 2026-06-18
    days on market $335,000 Active 151 DOM
14. 2026-06-17
    days on market $335,000 Active 150 DOM
15. 2026-06-16
    pricedays on market $335,000 Active 149 DOM
16. 2026-06-01
    days on market $355,000 Active 148 DOM
17. 2026-05-31
    days on market $355,000 Active 147 DOM
18. 2026-05-30
    days on market $355,000 Active 146 DOM
19. 2026-02-19
    price $355,000 600-char remark

    Show marketing remark (600 chars)

    This is your chance! A Great Investment opportunity with lots of potential and beautiful architecture. This 3 Family building has newer windows, a new sewer line and architectural plans ready for submission and approval for Architectural Review Committee. Bring your imagination, creativity and enjoy the income potential this property has to offer. Close to transportation, Highways, Restaurants, Shopping, Schools, and more. Here is a great opportunity to freshen up a 3 family building in the city of Newburgh. Recent work in the last few years include replacement windows and a new sewer line.

20. 2026-01-01
    listed $365,000 Active 600-char remark

    Show marketing remark (600 chars)

    This is your chance! A Great Investment opportunity with lots of potential and beautiful architecture. This 3 Family building has newer windows, a new sewer line and architectural plans ready for submission and approval for Architectural Review Committee. Bring your imagination, creativity and enjoy the income potential this property has to offer. Close to transportation, Highways, Restaurants, Shopping, Schools, and more. Here is a great opportunity to freshen up a 3 family building in the city of Newburgh. Recent work in the last few years include replacement windows and a new sewer line.

21. 2025-05-01
    soldstatus $285,000
22. 2025-04-16
    soldstatus $285,000 Closed 352-char remark

    Show marketing remark (352 chars)

    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 . Showing at your own risk

23. 2024-10-17
    status Pending 352-char remark

    Show marketing remark (352 chars)

    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 . Showing at your own risk

24. 2024-08-01
    listed $330,000 Active 352-char remark

    Show marketing remark (352 chars)

    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 . Showing at your own risk

25. 2022-10-20
    soldstatus $250,000
26. 2022-10-07
    soldstatus $250,000 Closed
27. 2022-10-06
    status Pending
28. 2022-08-18
    historical
29. 2022-08-10
    listed $179,000 Active
30. 1999-10-19
    soldstatus $45,000

ⓘ 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: $11,445 · $954/mo
• Projected year-2 tax: $11,445 · $954/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: $97,356
• − Mortgage interest: −$18,765
• − Property taxes: −$11,445
• − Insurance: −$1,675
• − Repairs & maintenance: −$7,788
• − Management: −$7,788
• − Depreciation: −$9,745
• Taxable income: $40,148
• Est. tax owed @ 24.0%: −$9,636
• After-tax cash flow: $33,074/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

Price history

+688.9% since first listed

12 events — show timeline

• 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): $11,445 · -3.5% YoY. Source: county tax records.