201 W Parmenter St · Newburgh, NY 12550

$280,000

7 bd · 2.0 ba · 1,740 sqft · MultiFamily public records · 180 Days on market

Built 1930 Fair condition 3,049 sqft lot $161/sqft · 37% below area Est $441k · 37% 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 +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: 2 units. confirmed

Listing remarks MLS

Spacious 2 Family. Great for a investor or owner occupancy. Upstairs has4 Bedrooms, kitchen, living room and full bath. Downstairs has 3 Bedrooms, kitchen, living room and full bath. All separate utilities (electric and gas), hardwoods throughout. Fenced in yard.

Key facts

• Hardwoods throughout
• Fenced in yard
• 3,049 sq ft lot

Tags

• FENCED IN YARD
• HARDWOODS THROUGHOUT

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $280k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $778/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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.
• Current owner paid $150k; list at $280k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — 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 $246,400 (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 1930 — 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: 1.73% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.82%
• DSCR: 2.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $441,450
• List price: $280,000
• Delta: -36.57%
• 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
180 Ann St	0.31mi	7/2.0	1,596 (-8%)	7mo	$141,000	$88	66
67 Hasbrouck St	0.10mi	7/2.0	1,608 (-8%)	29mo	$223,000	$139	63
22 City Ter	0.32mi	6/4.0 (-1)	1,891 (+9%)	5mo	$80,000	$42	53
76 Carson Ave	0.48mi	6/3.0 (-1)	1,726 (-1%)	32mo	$319,000	$185	47
81 S Robinson Ave	0.10mi	6/2.0 (-1)	1,482 (-15%)	31mo	$370,500	$250	46
411-413 Liberty St	0.96mi	7/2.0	2,100 (+21%)	2mo	$390,000	$186	39
200 North St	1.26mi	6/3.0 (-1)	1,910 (+10%)	3mo	$450,000	$236	38
492 Liberty St	1.24mi	6/3.0 (-1)	1,351 (-22%)	3mo	$430,000	$318	28
136 Johnston St	0.65mi	7/—	2,102 (+21%)	23mo	$593,000	$282	26
121 Quassaick Ave	0.91mi	6/3.0 (-1)	1,936 (+11%)	16mo	$440,000	$227	24
121 Gidney Ave	0.77mi	6/2.0 (-1)	1,992 (+14%)	23mo	$456,000	$229	16
48 Overlook Pl	0.57mi	6/4.0 (-1)	2,060 (+18%)	23mo	$300,000	$146	16

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: 14.1%
• Equity multiple: 1.54×
• Total profit: $42,721
• Equity at exit: $41,749

10-year hold

• IRR: 20.8%
• Equity multiple: 2.55×
• Total profit: $121,723
• Equity at exit: $24,209

Cash invested: $78,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $399,000 ($252/sqft)
• Median days on market: 145 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.7% vs 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: 9.6×

Monthly cashflow live

• Estimated rent: $4,857 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$696 /mo · $8,348/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,020
• Net cashflow: $1,556

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$4,858
Total (2 units)			$4,857

Break-even live

Break-even rent $2,887

Max offer price $280,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,715	-5% $1,636	+0% $1,556	+5% $1,477	+10% $1,398
Rent	-10% $1,173	-5% $1,364	+0% $1,556	+5% $1,748	+10% $1,940
Rate	-1.0pp $1,697	-0.5pp $1,628	base $1,556	+0.5pp $1,484	+1.0pp $1,410

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: $70,000
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	93d	1	0.15mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	93d	1	0.19mi
27 Clark St Newburgh, NY	3.0	1.0	785	$1,950	$2.48	93d	1	0.33mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	93d	1	0.35mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	93d	1	0.45mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	93d	1	0.48mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	93d	1	0.51mi
488 Broadway Newburgh, NY	3.0	1.0	—	$2,400	—	93d	1	0.54mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	72d	1	0.59mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	63d	1	0.63mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	93d	1	0.66mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	93d	1	0.68mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	63d	1	0.72mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	93d	1	0.81mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	72d	1	0.82mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	72d	1	0.89mi
364 Liberty St Newburgh, NY	3.0	1.0	—	$1,850	—	63d	1	0.96mi
368 Liberty St Unit C Newburgh, NY	3.0	1.0	—	$2,000	—	93d	1	0.97mi
166 Montgomery St Newburgh, NY	4.0	2.0	3200	$3,950	$1.23	93d	1	0.99mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	72d	1	1.30mi

Listing history 50 events

1. 2026-07-12
   days on market $280,000 Active 180 DOM
2. 2026-07-11
   days on market $280,000 Active 179 DOM
3. 2026-07-10
   days on market $280,000 Active 178 DOM
4. 2026-07-09
   days on market $280,000 Active 177 DOM
5. 2026-07-08
   days on market $280,000 Active 176 DOM
6. 2026-07-07
   days on market $280,000 Active 175 DOM
7. 2026-07-06
   days on market $280,000 Active 174 DOM
8. 2026-07-05
   days on market $280,000 Active 173 DOM
9. 2026-07-04
   days on market $280,000 Active 172 DOM
10. 2026-07-03
    days on market $280,000 Active 171 DOM
11. 2026-07-02
    days on market $280,000 Active 170 DOM
12. 2026-07-01
    days on market $280,000 Active 169 DOM
13. 2026-06-30
    days on market $280,000 Active 168 DOM
14. 2026-06-29
    days on market $280,000 Active 167 DOM
15. 2026-06-28
    days on market $280,000 Active 166 DOM
16. 2026-06-28
    days on market $280,000 Active 165 DOM
17. 2026-06-27
    days on market $280,000 Active 164 DOM
18. 2026-06-25
    days on market $280,000 Active 162 DOM
19. 2026-06-23
    days on market $280,000 Active 160 DOM
20. 2026-06-21
    days on market $280,000 Active 159 DOM
21. 2026-06-18
    days on market $280,000 Active 156 DOM
22. 2026-06-17
    days on market $280,000 Active 155 DOM
23. 2026-06-16
    days on market $280,000 Active 154 DOM
24. 2026-06-15
    days on market $280,000 Active 153 DOM
25. 2026-06-14
    days on market $280,000 Active 151 DOM
26. 2026-06-13
    days on market $280,000 Active 150 DOM
27. 2026-06-10
    days on market $280,000 Active 148 DOM
28. 2026-06-09
    days on market $280,000 Active 147 DOM
29. 2026-06-08
    days on market $280,000 Active 146 DOM
30. 2026-06-07
    days on market $280,000 Active 145 DOM
31. 2026-06-03
    days on market $280,000 Active 141 DOM
32. 2026-06-02
    days on market $280,000 Active 140 DOM
33. 2026-06-01
    days on market $280,000 Active 139 DOM
34. 2026-05-31
    days on market $280,000 Active 138 DOM
35. 2026-05-30
    days on market $280,000 Active 137 DOM
36. 2026-01-12
    listed $280,000 Active 263-char remark

    Show marketing remark (263 chars)

    Spacious 2 Family. Great for a investor or owner occupancy. Upstairs has4 Bedrooms, kitchen, living room and full bath. Downstairs has 3 Bedrooms, kitchen, living room and full bath. All separate utilities (electric and gas), hardwoods throughout. Fenced in yard.

37. 2021-06-14
    soldstatus $150,000
38. 2012-10-31
    historical
39. 2012-10-31
    historical
40. 2012-04-10
    listed $124,900
41. 2012-04-10
    listed
42. 2010-09-23
    listed $124,900
43. 2007-04-05
    soldstatus $215,000
44. 2004-08-27
    soldstatus $148,500
45. 2003-07-11
    soldstatus $92,220
46. 2002-06-10
    soldstatus $95,000
47. 2002-06-01
    price $105,000
48. 2002-06-01
    historical
49. 2002-04-24
    listed $95,000
50. 1986-09-05
    soldstatus $58,900

ⓘ 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: $8,348 · $696/mo
• Projected year-2 tax: $8,348 · $696/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $58,284
• − Mortgage interest: −$15,684
• − Property taxes: −$8,348
• − Insurance: −$1,400
• − Repairs & maintenance: −$4,663
• − Management: −$4,663
• − Depreciation: −$8,145
• Taxable income: $15,380
• Est. tax owed @ 24.0%: −$3,691
• After-tax cash flow: $14,984/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 · 6 photos

Fair 45/100 Moderate rehab Est. rehab $43,500–$78,300 screening

This 2-family property requires extensive repairs and maintenance, including roof, exterior, flooring, interior walls, HVAC, and landscaping. Significant water damage is indicated, which could affect multiple systems. Immediate repairs are needed to stabilize the property's condition and increase its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with extensive water damage and possible structural issues.
• Major Windows (windows) — The windows appear to be in poor condition, with some frames damaged and possibly leaking.
• Major Electrical (electrical) — The electrical panel is not visible, but the overall condition of the house suggests potential electrical issues that need immediate attention.
• Major Plumbing (plumbing) — The presence of water damage and the state of the roof and windows suggest significant plumbing issues that need to be addressed.
• Major Exterior (exterior) — The exterior of the house is in a state of disrepair, with visible damage to siding and other exterior components.

Repairs flagged

• Major roof — Significant roof damage is visible in the satellite image.
• Major exterior siding — Peeling paint and siding issues are visible in the listing photo.
• Major flooring — Potential water damage is indicated in the satellite image, which could affect the flooring.
• Major interior walls — Visible damage and potential water damage are present in the listing photo.
• Major HVAC system — Potential water damage is indicated in the satellite image, which could affect the HVAC system.
• Major landscaping — Potential water damage is indicated in the satellite image, which could affect the landscaping.

Value-add opportunities

• Both roof repair — Repairing the roof will improve the overall condition of the property and increase its value for both resale and rental. ↑
• Both exterior siding repair — Repairing the siding will improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both HVAC system replacement — Replacing the HVAC system will improve the comfort and energy efficiency of the property, increasing its value for both resale and rental. ↑

ⓘ 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

+375.4% since first listed

15 events — show timeline

• 2026-01-12 Listed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-14 Sold (Public Records) $150,000 Public Records
• 2012-10-31 Delisted — HGMLS
• 2012-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-04-10 Listed — HGMLS
• 2012-04-10 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2010-09-23 Listed $124,900 HVCRMLS
• 2007-04-05 Sold (Public Records) $215,000 Public Records
• 2004-08-27 Sold (Public Records) $148,500 Public Records
• 2003-07-11 Sold (Public Records) $92,220 Public Records
• 2002-06-10 Sold (MLS) $95,000 HGMLS
• 2002-06-01 Delisted — HGMLS
• 2002-06-01 Price Changed $105,000 HGMLS
• 2002-04-24 Listed $95,000 HGMLS
• 1986-09-05 Sold (Public Records) $58,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $8,348 · -1.9% YoY. Source: county tax records.