211 N Miller St · Newburgh, NY 12550

$210,000

5 bd · 3.0 ba · 2,097 sqft · SingleFamily public records · 252 Days on market

Built 1900 1,875 sqft lot $100/sqft · 55% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Listing remarks MLS

Brownstone in Newburgh, NY, offering incredible potential for the investor. This handyman special needs a complete rehab, making it the perfect canvas to bring your vision to life. With five possible bedrooms, the property is spacious and full of possibilities. Located near the waterfront and downtown shops, it offers a prime location with great amenities nearby. Don’t miss this opportunity to restore and transform a classic brownstone into something truly special. Being Sold as is condition! Bring your ideas here!

Key facts

• Great amenities
• Complete rehab
• Prime location

Tags

• COMPLETE REHAB
• PRIME LOCATION
• WATERFRONT
• DOWNTOWN SHOPS
• GREAT AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $728 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 45d 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).
• This rent runs 40% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $210k implies a 624% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.1

CMA / ARV

• ARV (median comp): $461,854
• List price: $210,000
• Delta: -54.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Miller St	0.02mi	5/2.0	1,914 (-9%)	15mo	$336,000	$176	68
2 Primavera Dr	0.50mi	4/3.0 (-1)	2,102 (+0%)	16mo	$585,000	$278	58
76 Leroy Pl	0.59mi	5/1.0	2,048 (-2%)	3mo	$224,000	$109	58
1 Elm St	0.10mi	4/2.0 (-1)	1,898 (-10%)	23mo	$415,000	$219	51
203 N Robinson Ave S	0.32mi	5/2.0	2,300 (+10%)	22mo	$255,000	$111	46
5 Central Ave	0.54mi	5/1.5	2,275 (+8%)	16mo	$615,000	$270	41
395 Carpenter Ave	0.48mi	4/2.0 (-1)	1,813 (-14%)	15mo	$360,000	$199	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: 2.6%
• Equity multiple: 1.10×
• Total profit: $5,729
• Equity at exit: $31,312

10-year hold

• IRR: 9.7%
• Equity multiple: 1.66×
• Total profit: $38,906
• Equity at exit: $18,157

Cash invested: $58,800 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,869 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$350 /mo · $4,200/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $728

Break-even live

Break-even rent $1,948

Max offer price $210,000

Occupancy floor 70%

Sensitivity live

Price	-10% $847	-5% $787	+0% $728	+5% $668	+10% $609
Rent	-10% $501	-5% $614	+0% $728	+5% $841	+10% $954
Rate	-1.0pp $833	-0.5pp $781	base $728	+0.5pp $673	+1.0pp $618

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	44d	1	0.11mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	24d	1	0.69mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	44d	1	1.38mi

Listing history 35 events

1. 2026-06-18
   days on market $210,000 Active 252 DOM
2. 2026-06-17
   days on market $210,000 Active 251 DOM
3. 2026-06-16
   days on market $210,000 Active 250 DOM
4. 2026-06-15
   days on market $210,000 Active 249 DOM
5. 2026-06-14
   days on market $210,000 Active 247 DOM
6. 2026-06-13
   days on market $210,000 Active 246 DOM
7. 2026-06-10
   days on market $210,000 Active 244 DOM
8. 2026-06-09
   days on market $210,000 Active 243 DOM
9. 2026-06-08
   days on market $210,000 Active 242 DOM
10. 2026-06-07
    days on market $210,000 Active 241 DOM
11. 2026-06-03
    days on market $210,000 Active 237 DOM
12. 2026-06-02
    days on market $210,000 Active 236 DOM
13. 2026-06-01
    days on market $210,000 Active 235 DOM
14. 2026-05-31
    days on market $210,000 Active 234 DOM
15. 2026-05-30
    days on market $210,000 Active 233 DOM
16. 2026-04-10
    status Active 526-char remark

    Show marketing remark (526 chars)

    Brownstone in Newburgh, NY, offering incredible potential for the investor. This handyman special needs a complete rehab, making it the perfect canvas to bring your vision to life. With five possible bedrooms, the property is spacious and full of possibilities. Located near the waterfront and downtown shops, it offers a prime location with great amenities nearby. Don’t miss this opportunity to restore and transform a classic brownstone into something truly special. Being Sold as is condition! Bring your ideas here!

17. 2026-04-09
    historical 526-char remark

    Show marketing remark (526 chars)

    Brownstone in Newburgh, NY, offering incredible potential for the investor. This handyman special needs a complete rehab, making it the perfect canvas to bring your vision to life. With five possible bedrooms, the property is spacious and full of possibilities. Located near the waterfront and downtown shops, it offers a prime location with great amenities nearby. Don’t miss this opportunity to restore and transform a classic brownstone into something truly special. Being Sold as is condition! Bring your ideas here!

18. 2026-02-18
    price $210,000 526-char remark

    Show marketing remark (526 chars)

    Brownstone in Newburgh, NY, offering incredible potential for the investor. This handyman special needs a complete rehab, making it the perfect canvas to bring your vision to life. With five possible bedrooms, the property is spacious and full of possibilities. Located near the waterfront and downtown shops, it offers a prime location with great amenities nearby. Don’t miss this opportunity to restore and transform a classic brownstone into something truly special. Being Sold as is condition! Bring your ideas here!

19. 2025-10-08
    listed $225,000 Active 526-char remark

    Show marketing remark (526 chars)

    Brownstone in Newburgh, NY, offering incredible potential for the investor. This handyman special needs a complete rehab, making it the perfect canvas to bring your vision to life. With five possible bedrooms, the property is spacious and full of possibilities. Located near the waterfront and downtown shops, it offers a prime location with great amenities nearby. Don’t miss this opportunity to restore and transform a classic brownstone into something truly special. Being Sold as is condition! Bring your ideas here!

20. 2025-06-29
    historical
21. 2025-01-08
    listed $250,000 Active
22. 2017-10-14
    soldstatus $29,000 Sold
23. 2017-08-10
    historical Pending
24. 2017-07-05
    listed $29,900 Active
25. 2017-04-04
    historical
26. 2017-01-31
    price $48,900
27. 2017-01-27
    price $53,500
28. 2017-01-05
    listed $54,900 Active
29. 2017-01-03
    historical
30. 2016-11-25
    historical Temporarily off Market
31. 2016-11-18
    listed Active
32. 2016-11-18
    listed $14,200
33. 2012-05-01
    historical
34. 2011-05-01
    listed
35. 1991-10-02
    soldstatus $17,000

ⓘ 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: $4,200 · $350/mo
• Projected year-2 tax: $4,200 · $350/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 15% 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: $34,427
• − Mortgage interest: −$11,763
• − Property taxes: −$4,200
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,754
• − Management: −$2,754
• − Depreciation: −$6,109
• Taxable income: $5,796
• Est. tax owed @ 24.0%: −$1,391
• After-tax cash flow: $7,341/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

+1135.3% since first listed

20 events — show timeline

• 2026-04-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-08 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-14 Sold (MLS) $29,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-10 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-07-05 Listed $29,900 OneKey® MLS as Distributed by MLS Grid
• 2017-04-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-01-31 Price Changed $48,900 OneKey® MLS as Distributed by MLS Grid
• 2017-01-27 Price Changed $53,500 OneKey® MLS as Distributed by MLS Grid
• 2017-01-05 Listed $54,900 OneKey® MLS as Distributed by MLS Grid
• 2017-01-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-11-25 Delisted — HGMLS
• 2016-11-18 Listed — HGMLS
• 2016-11-18 Listed $14,200 OneKey® MLS as Distributed by MLS Grid
• 2012-05-01 Delisted — HGMLS
• 2011-05-01 Listed — HGMLS
• 1991-10-02 Sold (Public Records) $17,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $4,200 · -3.1% YoY. Source: county tax records.