100 Carson Ave · Newburgh, NY 12550

$399,000

6 bd · 2.0 ba · 1,584 sqft · MultiFamily public records · 94 Days on market

Built 1900 2,500 sqft lot $252/sqft · 18% below area Est $488k · 18% under

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Why this score? — see what drove the C- 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

100 CARSON AVE NEWBURGH NY - THIS CAN BE YOURS!! Well - Kept Multi Family house located in great neighborhood featuring 2 units that are occupied for many years! BRAND NEW WINDOWS, and BATHROOM TILES, and MANY MORE> Each unit has 3 bedrooms, 1 full bath, and a gorgeous new kitchen - recently installed, and living room. The 2nd unit has additional room and space in the attic. Nice and big backyard. New boiler and hot water tank 2015. This can be a profitable investment for years to come!

Key facts

• Hot water tank
• Big backyard
• New boiler

Tags

• NEW WINDOWS
• REDONE BATHROOM TILES
• GORGEOUS NEW KITCHEN
• BIG BACKYARD
• NEW BOILER
• HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $363k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 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 $4,015/mo this rent would consume 56% 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 $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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 $337k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $363,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $488,066
• List price: $399,000
• Delta: -18.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Carson Ave	0.12mi	5/3.0 (-1)	1,688 (+7%)	10mo	$350,000	$207	67
53 Quassaick Ave	0.46mi	5/2.5 (-1)	1,760 (+11%)	21mo	$449,000	$255	36
72 Hasbrouck St	0.36mi	5/3.0 (-1)	1,800 (+14%)	20mo	$270,000	$150	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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-53,816
• Equity at exit: $59,492

10-year hold

• IRR: -9.3%
• Equity multiple: 0.49×
• Total profit: $-57,124
• Equity at exit: $34,498

Cash invested: $111,720 (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: 383
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $4,015 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$598 /mo · $7,177/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$843
• Net cashflow: $315

Break-even live

Break-even rent $3,616

Max offer price $399,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,014
Total (2 units)			$4,015

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: $99,750
• Closing costs: $11,970
• 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	44d	1	1.19mi

Listing history 50 events

1. 2026-06-18
   days on market $399,000 Active 94 DOM
2. 2026-06-17
   days on market $399,000 Active 93 DOM
3. 2026-06-16
   days on market $399,000 Active 92 DOM
4. 2026-06-15
   days on market $399,000 Active 91 DOM
5. 2026-06-14
   days on market $399,000 Active 89 DOM
6. 2026-06-13
   pricedays on market $399,000 Active 88 DOM
7. 2026-06-10
   days on market $410,000 Active 86 DOM
8. 2026-06-09
   days on market $410,000 Active 85 DOM
9. 2026-06-08
   days on market $410,000 Active 84 DOM
10. 2026-06-07
    days on market $410,000 Active 83 DOM
11. 2026-06-03
    days on market $410,000 Active 79 DOM
12. 2026-06-02
    days on market $410,000 Active 78 DOM
13. 2026-06-01
    days on market $410,000 Active 77 DOM
14. 2026-05-31
    days on market $410,000 Active 76 DOM
15. 2026-05-30
    days on market $410,000 Active 75 DOM
16. 2026-03-11
    listed $410,000 Active 494-char remark

    Show marketing remark (494 chars)

    100 CARSON AVE NEWBURGH NY - THIS CAN BE YOURS!! Well - Kept Multi Family house located in great neighborhood featuring 2 units that are occupied for many years! BRAND NEW WINDOWS, and BATHROOM TILES, and MANY MORE> Each unit has 3 bedrooms, 1 full bath, and a gorgeous new kitchen - recently installed, and living room. The 2nd unit has additional room and space in the attic. Nice and big backyard. New boiler and hot water tank 2015. This can be a profitable investment for years to come!

17. 2024-03-04
    soldstatus $336,600
18. 2024-01-15
    soldstatus $330,000 Closed 473-char remark

    Show marketing remark (473 chars)

    100 CARSON AVE NEWBURGH NY - THIS CAN BE YOURS!! Well - Kept Multi Family house located in great neighborhood featuring 2 units that are occupied for many years! Each unit has 3 bedrooms, 1 full bath, and a gorgeous new kitchen - recently installed, and living room. The 2nd unit has additional room and space in the attic. Nice and big backyard. New boiler and hot water tank 2015. This can be a profitable investment for years to come! Call us today to check it out!!

19. 2023-12-11
    status Pending 473-char remark

    Show marketing remark (473 chars)

    100 CARSON AVE NEWBURGH NY - THIS CAN BE YOURS!! Well - Kept Multi Family house located in great neighborhood featuring 2 units that are occupied for many years! Each unit has 3 bedrooms, 1 full bath, and a gorgeous new kitchen - recently installed, and living room. The 2nd unit has additional room and space in the attic. Nice and big backyard. New boiler and hot water tank 2015. This can be a profitable investment for years to come! Call us today to check it out!!

20. 2023-11-21
    listed $325,000 Active 473-char remark

    Show marketing remark (473 chars)

    100 CARSON AVE NEWBURGH NY - THIS CAN BE YOURS!! Well - Kept Multi Family house located in great neighborhood featuring 2 units that are occupied for many years! Each unit has 3 bedrooms, 1 full bath, and a gorgeous new kitchen - recently installed, and living room. The 2nd unit has additional room and space in the attic. Nice and big backyard. New boiler and hot water tank 2015. This can be a profitable investment for years to come! Call us today to check it out!!

21. 2023-10-31
    historical
22. 2023-10-13
    status Active
23. 2023-10-12
    historical
24. 2023-08-23
    price $348,000
25. 2023-08-01
    listed $355,000 Active
26. 2016-07-28
    soldstatus $18,000
27. 2016-02-26
    soldstatus $14,750 Sold
28. 2016-02-26
    price $14,750
29. 2016-02-25
    soldstatus $14,750
30. 2016-01-28
    historical Withdrawn
31. 2016-01-22
    historical Pending
32. 2016-01-21
    price $28,800
33. 2015-12-23
    status Active
34. 2015-07-17
    historical Temporarily off Market
35. 2015-07-15
    listed $28,800 Active
36. 2015-07-15
    listed $28,800
37. 2015-05-28
    historical
38. 2015-03-21
    historical Pending
39. 2015-02-27
    listed Active
40. 2015-02-27
    listed $28,800
41. 2014-03-18
    historical
42. 2011-12-17
    listed
43. 2006-03-23
    soldstatus $220,000
44. 2006-01-30
    soldstatus $220,000
45. 2006-01-09
    historical
46. 2005-10-05
    listed $220,000
47. 2004-07-22
    soldstatus $159,000
48. 2004-07-08
    soldstatus $155,000
49. 2004-04-06
    price $159,000
50. 2004-04-06
    historical

ⓘ 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: $7,177 · $598/mo
• Projected year-2 tax: $7,177 · $598/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $48,180
• − Mortgage interest: −$22,350
• − Property taxes: −$7,177
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,854
• − Management: −$3,854
• − Depreciation: −$11,607
• Taxable loss: −$2,658
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $4,419/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

+485.7% since first listed

37 events — show timeline

• 2026-03-11 Listed $410,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-04 Sold (Public Records) $336,600 Public Records
• 2024-01-15 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-11-21 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-10-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-10-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-23 Price Changed $348,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-01 Listed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-28 Sold (Public Records) $18,000 Public Records
• 2016-02-26 Price Changed $14,750 HGMLS
• 2016-02-26 Sold (MLS) $14,750 HGMLS
• 2016-02-25 Sold (MLS) $14,750 OneKey® MLS as Distributed by MLS Grid
• 2016-01-28 Delisted — HGMLS
• 2016-01-22 Contingent — HGMLS
• 2016-01-21 Price Changed $28,800 HGMLS
• 2015-12-23 Relisted — HGMLS
• 2015-07-17 Delisted — HGMLS
• 2015-07-15 Listed $28,800 HGMLS
• 2015-07-15 Listed $28,800 OneKey® MLS as Distributed by MLS Grid
• 2015-05-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-03-21 Contingent — HGMLS
• 2015-02-27 Listed — HGMLS
• 2015-02-27 Listed $28,800 OneKey® MLS as Distributed by MLS Grid
• 2014-03-18 Delisted — HGMLS
• 2011-12-17 Listed — HGMLS
• 2006-03-23 Sold (Public Records) $220,000 Public Records
• 2006-01-30 Sold (MLS) $220,000 HGMLS
• 2006-01-09 Delisted — HGMLS
• 2005-10-05 Listed $220,000 HGMLS
• 2004-07-22 Sold (Public Records) $159,000 Public Records
• 2004-07-08 Sold (MLS) $155,000 HGMLS
• 2004-04-06 Delisted — HGMLS
• 2004-04-06 Price Changed $159,000 HGMLS
• 2004-02-10 Listed $155,000 HGMLS
• 2003-05-07 Sold (Public Records) $70,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $7,177 · -3.5% YoY. Source: county tax records.