52 Beacon St · Newburgh, NY 12550

$329,900

5 bd · 2.0 ba · 2,102 sqft · MultiFamily public records · 148 Days on market

Built 1900 4,000 sqft lot Est $328k · at est.

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +8.8/10.0
• ARV discount +7.2/15.0
• 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: 2 units. confirmed

Listing remarks

Fully Available! Opportunity knocks in the City of Newburgh! This two-family home sits proudly on a quiet one-way street, offering the perfect blend of comfort, location, and investment potential. Featuring a cozy 1-bedroom apartment currently rented month to month. PLUS a two level 4-bedroom, 1-bath unit with a spacious laundry room. Private two car detached garage and off street parking for several vehicles. Municipal Water/sewer and Natural Gas. Charming front porch and rear back deck which overlooks a large pergola covered by mature grape vines. A rare find in the city on a very quiet street only minutes from shops, dining, schools, and major commuter routes. Short drive to public tran

Key facts

• Off street parking
• Two family home
• Quiet one way street

Tags

• TWO FAMILY HOME
• QUIET ONE WAY STREET
• COZY 1 BEDROOM APARTMENT
• TWO LEVEL 4 BEDROOM UNIT
• SPACIOUS LAUNDRY ROOM
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive. Per door: $463/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $4,560/mo this rent would consume 64% 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.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $330k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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: 1.38% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $327,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Henry Ave	0.03mi	4/2.0 (-1)	2,128 (+1%)	11mo	$260,000	$122	83
77 Courtney Ave #2	0.09mi	4/2.0 (-1)	2,178 (+4%)	13mo	$246,000	$113	74
30 Overlook Pl	0.16mi	4/2.0 (-1)	1,940 (-8%)	10mo	$390,000	$201	67
186 S William St	0.42mi	5/3.0	2,160 (+3%)	8mo	$408,000	$189	65
138 Benkard Ave	0.45mi	5/2.0	2,004 (-5%)	15mo	$200,000	$100	59
2 Carson Ave	0.19mi	5/3.0	2,396 (+14%)	9mo	$375,000	$157	56
76 Benkard Ave	0.34mi	4/2.0 (-1)	2,000 (-5%)	20mo	$240,000	$120	55
121 William St	0.33mi	4/2.0 (-1)	1,840 (-12%)	5mo	$449,900	$245	55
23 City Ter Unit A	0.73mi	5/2.0	1,952 (-7%)	4mo	$280,000	$143	51
52 Benkard Ave	0.31mi	6/3.0 (+1)	2,400 (+14%)	5mo	$375,000	$156	49
22 City Ter	0.72mi	6/4.0 (+1)	1,891 (-10%)	3mo	$80,000	$42	34
95 Liberty St	0.48mi	4/4.0 (-1)	2,400 (+14%)	13mo	$545,000	$227	30

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-4,838
• Equity at exit: $49,189

10-year hold

• IRR: 5.2%
• Equity multiple: 1.34×
• Total profit: $31,372
• Equity at exit: $28,524

Cash invested: $92,372 (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: 12.1×

Monthly cashflow live

• Estimated rent: $4,560 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$810 /mo · $9,716/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$958
• Net cashflow: $925

Break-even live

Break-even rent $3,389

Max offer price $329,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,560
Total (2 units)			$4,560

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	23d	1	0.54mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	43d	1	1.07mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	43d	1	1.30mi

Listing history 5 events

1. 2026-01-13
   status Pending
2. 2025-09-11
   price $329,900
3. 2025-08-18
   listed $350,000 Active
4. 2000-09-07
   soldstatus $75,000
5. 1998-03-13
   soldstatus $73,000

ⓘ 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: $9,716 · $810/mo
• Projected year-2 tax: $9,716 · $810/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 · 15 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: $54,720
• − Mortgage interest: −$18,480
• − Property taxes: −$9,716
• − Insurance: −$1,650
• − Repairs & maintenance: −$4,378
• − Management: −$4,378
• − Depreciation: −$9,597
• Taxable income: $6,523
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $9,538/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

+351.9% since first listed

5 events — show timeline

• 2026-01-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $329,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2000-09-07 Sold (Public Records) $75,000 Public Records
• 1998-03-13 Sold (Public Records) $73,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $9,716 · -2.7% YoY. Source: county tax records.