145 Renwick St · Newburgh, NY 12550

$335,000

5 bd · 3.0 ba · 2,760 sqft · MultiFamily public records · 151 Days on market

Built 1900 2,500 sqft lot $121/sqft · 51% 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 +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: 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.

Deal economics

• At list price, monthly cash flow is $3k ($41k/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 18.4% 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+, schools D, crime 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.
• Market conditions: Rents flat; 383 active listings in the ZIP; 2 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 $7,899/mo this rent would consume 111% 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 $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 151 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 151 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 1900 — 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: 2.36% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.37%
• DSCR: 2.93
• GRM: 3.5

CMA / ARV

• ARV (median comp): $680,557
• List price: $335,000
• Delta: -50.78%
• 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%)	14mo	$285,000	$103	88
100 Courtney Ave	0.13mi	6/3.0 (+1)	2,772 (+0%)	18mo	$485,000	$175	73
52 Benkard Ave	0.08mi	6/3.0 (+1)	2,400 (-13%)	5mo	$375,000	$156	66
2 Carson Ave	0.20mi	5/3.0	2,396 (-13%)	9mo	$375,000	$157	61
6 Liberty St	0.16mi	6/4.0 (+1)	3,075 (+11%)	7mo	$500,000	$163	58
11 Courtney Ave	0.26mi	5/3.0	2,425 (-12%)	18mo	$350,000	$144	52
41 Carpenter Ave	0.57mi	4/2.0 (-1)	2,916 (+6%)	6mo	$260,000	$89	50
17 Lutheran St	0.49mi	6/2.0 (+1)	2,670 (-3%)	15mo	$285,000	$107	50
386 - 388 Washington St	0.68mi	4/3.0 (-1)	2,772 (+0%)	17mo	$330,000	$119	49
95 Liberty St	0.30mi	4/4.0 (-1)	2,400 (-13%)	13mo	$545,000	$227	44
16 Lutheran St	0.48mi	6/2.0 (+1)	2,508 (-9%)	13mo	$380,000	$152	42
181 First St	0.53mi	5/2.0	2,450 (-11%)	15mo	$335,000	$137	40

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: 37.3%
• Equity multiple: 2.53×
• Total profit: $143,680
• Equity at exit: $49,950

10-year hold

• IRR: 42.6%
• Equity multiple: 4.55×
• Total profit: $332,957
• 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 →

ZIP-level market 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 383
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $7,899 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$954 /mo · $11,445/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,659
• Net cashflow: $3,390

Break-even live

Break-even rent $3,608

Max offer price $335,000

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$7,899
Total (3 units)			$7,899

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
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Montgomery St Newburgh, NY	4.0	2.0	3200	$3,950	$1.23	44d	1	0.97mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	44d	1	1.18mi

Listing history 18 events

1. 2026-06-18
   days on market $335,000 Active 151 DOM
2. 2026-06-17
   days on market $335,000 Active 150 DOM
3. 2026-06-16
   pricedays on market $335,000 Active 149 DOM
4. 2026-06-01
   days on market $355,000 Active 148 DOM
5. 2026-05-31
   days on market $355,000 Active 147 DOM
6. 2026-05-30
   days on market $355,000 Active 146 DOM
7. 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.

8. 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.

9. 2025-05-01
   soldstatus $285,000
10. 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

11. 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

12. 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

13. 2022-10-20
    soldstatus $250,000
14. 2022-10-07
    soldstatus $250,000 Closed
15. 2022-10-06
    status Pending
16. 2022-08-18
    historical
17. 2022-08-10
    listed $179,000 Active
18. 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: $94,788
• − Mortgage interest: −$18,765
• − Property taxes: −$11,445
• − Insurance: −$1,675
• − Repairs & maintenance: −$7,583
• − Management: −$7,583
• − Depreciation: −$9,745
• Taxable income: $37,991
• Est. tax owed @ 24.0%: −$9,118
• After-tax cash flow: $31,563/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

+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.