101 Renwick St · Newburgh, NY 12550

$359,000

9 bd · 3.0 ba · 2,540 sqft · MultiFamily public records · 7 Days on market

Built 1890 2,300 sqft lot Est $384k · 6% under

---

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 +10.4/15.0
• 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 +2.5/5.0
• 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

1 FIREPLACE, 2 MANTLES-HARDWOOD FLOORS, CERAMIC TILE FL. KITCHENS, BATHS 2 SKYLIGHTS. A TOTAL TRUE RESTORATION. EVERY ROOM BROUGHT BACK TO ITS ORIGINAL STATE. 5 FAN/LIGHT FIXTURES, CORIAN KITCHEN COUNTERS, WOOD CABINETS AND NEW ROOF. A WONDERFUL INVESTMENT FOR HOME OWNER WITH INCOME. BACK COURTYARD. A MUST SEE!!!!

Key facts

• Downtown newburgh
• Local eateries
• Brick 3 family home

Tags

• BRICK 3 FAMILY HOME
• NEWLY UPDATED APARTMENTS
• DOWNTOWN NEWBURGH
• LIBERTY ST CORRIDOR
• LOCAL EATERIES
• VIBRANT NIGHTLIFE SCENE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Central Hudson electric; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Townhouse style; Triplex; Updated/remodeled condition
• Exterior features: Brick construction; Not waterfront

Interior

• Bedrooms: Two 1-bedroom units; One 3-bedroom unit
• Flooring: Hardwood floors
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Washer/dryer hookup; Basement present

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 2×1bd/1ba units multifamily listed at $359k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $504/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $359k).
• Cap rate 11.3% 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+, 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; 387 active listings in the ZIP; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• At $5,600/mo this rent would consume 78% 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 $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $101k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1890 — 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 $359,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $383,540
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 William St	0.30mi	9/3.0	2,640 (+4%)	19mo	$420,000	$159	64
27 Clark St	0.35mi	8/3.0 (-1)	2,724 (+7%)	20mo	$410,000	$151	50
76 Johnston St #74	0.61mi	8/2.0 (-1)	2,315 (-9%)	15mo	$260,000	$112	35

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: 6.7%
• Equity multiple: 1.25×
• Total profit: $25,480
• Equity at exit: $53,528

10-year hold

• IRR: 13.6%
• Equity multiple: 1.96×
• Total profit: $96,623
• Equity at exit: $31,040

Cash invested: $100,520 (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: 387
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $5,600 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$879 /mo · $10,548/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,176
• Net cashflow: $1,513

Break-even live

Break-even rent $3,685

Max offer price $359,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,716	-5% $1,614	+0% $1,513	+5% $1,411	+10% $1,310
Rent	-10% $1,070	-5% $1,292	+0% $1,513	+5% $1,734	+10% $1,955
Rate	-1.0pp $1,694	-0.5pp $1,604	base $1,513	+0.5pp $1,420	+1.0pp $1,325

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,046
▸ 2× units	1	1	$3,554
Total (3 units)			$5,600

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-29
   status Pending
2. 2026-05-29
   status Active
3. 2026-04-09
   listed $359,000 Active
4. 2024-09-21
   historical $1,200
5. 2024-09-17
   price $1,200
6. 2024-08-20
   listed $1,225
7. 2023-08-05
   historical
8. 2006-11-30
   soldstatus $324,200
9. 2006-10-04
   soldstatus $324,300 315-char remark

   Show marketing remark (315 chars)

   1 FIREPLACE, 2 MANTLES-HARDWOOD FLOORS, CERAMIC TILE FL. KITCHENS, BATHS 2 SKYLIGHTS. A TOTAL TRUE RESTORATION. EVERY ROOM BROUGHT BACK TO ITS ORIGINAL STATE. 5 FAN/LIGHT FIXTURES, CORIAN KITCHEN COUNTERS, WOOD CABINETS AND NEW ROOF. A WONDERFUL INVESTMENT FOR HOME OWNER WITH INCOME. BACK COURTYARD. A MUST SEE!!!!

10. 2006-08-07
    price $360,000 315-char remark

    Show marketing remark (315 chars)

    1 FIREPLACE, 2 MANTLES-HARDWOOD FLOORS, CERAMIC TILE FL. KITCHENS, BATHS 2 SKYLIGHTS. A TOTAL TRUE RESTORATION. EVERY ROOM BROUGHT BACK TO ITS ORIGINAL STATE. 5 FAN/LIGHT FIXTURES, CORIAN KITCHEN COUNTERS, WOOD CABINETS AND NEW ROOF. A WONDERFUL INVESTMENT FOR HOME OWNER WITH INCOME. BACK COURTYARD. A MUST SEE!!!!

11. 2006-08-07
    historical 315-char remark

    Show marketing remark (315 chars)

    1 FIREPLACE, 2 MANTLES-HARDWOOD FLOORS, CERAMIC TILE FL. KITCHENS, BATHS 2 SKYLIGHTS. A TOTAL TRUE RESTORATION. EVERY ROOM BROUGHT BACK TO ITS ORIGINAL STATE. 5 FAN/LIGHT FIXTURES, CORIAN KITCHEN COUNTERS, WOOD CABINETS AND NEW ROOF. A WONDERFUL INVESTMENT FOR HOME OWNER WITH INCOME. BACK COURTYARD. A MUST SEE!!!!

12. 2005-10-19
    listed $324,300 315-char remark

    Show marketing remark (315 chars)

    1 FIREPLACE, 2 MANTLES-HARDWOOD FLOORS, CERAMIC TILE FL. KITCHENS, BATHS 2 SKYLIGHTS. A TOTAL TRUE RESTORATION. EVERY ROOM BROUGHT BACK TO ITS ORIGINAL STATE. 5 FAN/LIGHT FIXTURES, CORIAN KITCHEN COUNTERS, WOOD CABINETS AND NEW ROOF. A WONDERFUL INVESTMENT FOR HOME OWNER WITH INCOME. BACK COURTYARD. A MUST SEE!!!!

13. 2003-05-23
    soldstatus $82,000
14. 2003-03-24
    soldstatus $82,000
15. 2003-02-27
    price $89,000
16. 2003-02-27
    historical
17. 2002-10-15
    listed $82,000
18. 1988-02-22
    soldstatus $105,000

ⓘ 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: $10,548 · $879/mo
• Projected year-2 tax: $10,548 · $879/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 1/10 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: $67,200
• − Mortgage interest: −$20,110
• − Property taxes: −$10,548
• − Insurance: −$1,795
• − Repairs & maintenance: −$5,376
• − Management: −$5,376
• − Depreciation: −$10,444
• Taxable income: $13,552
• Est. tax owed @ 24.0%: −$3,252
• After-tax cash flow: $14,901/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

+241.9% since first listed

18 events — show timeline

• 2026-05-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-21 Rental Removed $1,200 APPFOLIO
• 2024-09-17 Price Changed $1,200 APPFOLIO
• 2024-08-20 Listed for Rent $1,225 APPFOLIO
• 2023-08-05 Rental Removed — APPFOLIO
• 2006-11-30 Sold (Public Records) $324,200 Public Records
• 2006-10-04 Sold (MLS) $324,300 HGMLS
• 2006-08-07 Delisted — HGMLS
• 2006-08-07 Price Changed $360,000 HGMLS
• 2005-10-19 Listed $324,300 HGMLS
• 2003-05-23 Sold (Public Records) $82,000 Public Records
• 2003-03-24 Sold (MLS) $82,000 HGMLS
• 2003-02-27 Delisted — HGMLS
• 2003-02-27 Price Changed $89,000 HGMLS
• 2002-10-15 Listed $82,000 HGMLS
• 1988-02-22 Sold (Public Records) $105,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $10,548 · -4.2% YoY. Source: county tax records.