99 Carter St · Newburgh, NY 12550

$124,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 6 Days on market

Built 1959 4,699 sqft lot $130/sqft · 60% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

NEAT HOUSE DRIVEWAY BASEMENT, IMMEDIATE OCCUPANCYMUST BE SOLD. 24 HRS NOTICE TO SHOW

Key facts

• 4,699 sq ft lot
• Built 1959
• Listed 6 days

Property features AI

Exterior

• Parking: No carport
• Utilities: Electric service by Central Hudson; Public sewer; Trash collection (public)
• Home design: Single family residence; Living area per public records
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Bedroom on the first floor
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; No cooling system
• Interior features: First-floor bedroom; First-floor full bath; Full basement; Attic access via scuttle; 5 total rooms
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.0% 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; 383 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1959 — 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 $124,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 5.1

CMA / ARV

• ARV (median comp): $314,568
• List price: $124,900
• Delta: -60.29%
• 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
92 Robinson Ave	0.06mi	2/1.5 (-1)	1,056 (+10%)	5mo	$230,000	$218	70
34 City Ter	0.24mi	3/1.0	922 (-4%)	16mo	$150,000	$163	69
23 Bush Ave	0.31mi	3/1.0	1,030 (+7%)	10mo	$310,000	$301	65
60 Grove St	0.58mi	2/1.0 (-1)	992 (+3%)	2mo	$125,000	$126	61
244 Robinson Ave	0.45mi	3/1.0	1,008 (+5%)	14mo	$225,000	$223	59
324 1st St	0.08mi	3/1.0	1,070 (+12%)	23mo	$255,000	$238	58
314 South St	0.29mi	2/1.0 (-1)	1,080 (+12%)	3mo	$260,000	$241	58
27 Fullerton Ave	0.35mi	2/2.0 (-1)	1,060 (+10%)	5mo	$285,000	$269	53
8 Bush Ave	0.30mi	3/1.0	1,100 (+15%)	12mo	$240,000	$218	52
260 Gidney Ave	0.44mi	3/1.0	1,056 (+10%)	21mo	$167,000	$158	45
62 Benkard Ave	0.62mi	3/1.0	1,094 (+14%)	11mo	$185,000	$169	39
547 South St	0.74mi	3/1.0	1,012 (+5%)	22mo	$170,000	$168	38

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,198
• Equity at exit: $18,623

10-year hold

• IRR: 11.4%
• Equity multiple: 1.78×
• Total profit: $27,436
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$655
• Tax from tax record: −$427 /mo · $5,126/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $487

Break-even live

Break-even rent $1,436

Max offer price $124,900

Occupancy floor 71%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	43d	1	0.15mi
217 3rd St Unit 3 Newburgh, NY	2.0	1.0	600	$1,600	$2.67	13d	1	0.17mi
33 Lutheran St Newburgh, NY	2.0	1.0	589	$1,600	$2.72	43d	1	0.20mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	43d	1	0.33mi
136 Johnston St Newburgh, NY	2.0	1.0	688	$1,900	$2.76	43d	1	0.37mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	23d	1	0.41mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	43d	1	0.41mi
51 Lander St Unit 1 Newburgh, NY	2.0	1.0	1000	$1,500	$1.50	23d	1	0.41mi
27 Clark St Newburgh, NY	3.0	1.0	785	$1,950	$2.48	43d	1	0.44mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	43d	1	0.45mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	23d	1	0.47mi
271 Liberty St Unit 1 Newburgh, NY	2.0	1.0	825	$2,000	$2.42	13d	1	0.49mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	23d	1	0.50mi
167 Liberty St Newburgh, NY	2.0	1.0	900	$1,900	$2.11	43d	1	0.51mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	13d	1	0.51mi
96 Broadway Unit 2B Newburgh, NY	2.0	1.0	750	$1,750	$2.33	23d	1	0.54mi
87 Broadway Unit 2 Newburgh, NY	2.0	1.0	800	$1,800	$2.25	23d	1	0.59mi
4 Grand St Unit 1 Newburgh, NY	2.0	1.0	900	$2,400	$2.67	23d	1	0.66mi
52 Benkard Ave Newburgh, NY	2.0	1.0	625	$1,700	$2.72	43d	1	0.66mi
187 Renwick St Newburgh, NY	2.0	1.0	689	$1,400	$2.03	43d	1	0.68mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	43d	1	0.71mi
44 Johnes St Unit 108-J Newburgh, NY	2.0	1.0	909	$1,950	$2.15	13d	1	0.75mi
43 Edward St Newburgh, NY	1.0–2.0	1.0	650	$2,300	$3.54	13d	1	0.75mi
22 Overlook Pl Newburgh, NY	2.0	1.0	1013	$2,000	$1.97	21d	1	0.89mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	23d	1	0.95mi
33 Bay View Ter Unit 1 Newburgh, NY	2.0	1.0	950	$2,200	$2.32	13d	1	1.02mi
109 Myrtle Ave New Windsor, NY	2.0	1.0	1079	$2,200	$2.04	43d	1	1.31mi

Listing history 7 events

1. 2026-05-18
   status Pending 413-char remark
2. 2026-05-12
   listed $124,900 Active 413-char remark
3. 2000-02-04
   soldstatus $85,000
4. 1999-07-08
   soldstatus $32,000 85-char remark

   Show marketing remark (85 chars)

   NEAT HOUSE DRIVEWAY BASEMENT, IMMEDIATE OCCUPANCYMUST BE SOLD. 24 HRS NOTICE TO SHOW

5. 1999-06-25
   historical 85-char remark

   Show marketing remark (85 chars)

   NEAT HOUSE DRIVEWAY BASEMENT, IMMEDIATE OCCUPANCYMUST BE SOLD. 24 HRS NOTICE TO SHOW

6. 1999-06-25
   price $49,000 85-char remark

   Show marketing remark (85 chars)

   NEAT HOUSE DRIVEWAY BASEMENT, IMMEDIATE OCCUPANCYMUST BE SOLD. 24 HRS NOTICE TO SHOW

7. 1998-11-11
   listed $32,000 85-char remark

   Show marketing remark (85 chars)

   NEAT HOUSE DRIVEWAY BASEMENT, IMMEDIATE OCCUPANCYMUST BE SOLD. 24 HRS NOTICE TO SHOW

ⓘ 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: $5,126 · $427/mo
• Projected year-2 tax: $5,126 · $427/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 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: $24,627
• − Mortgage interest: −$6,996
• − Property taxes: −$5,126
• − Insurance: −$624
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$3,633
• Taxable income: $4,306
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,811/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

+290.3% since first listed

7 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2000-02-04 Sold (Public Records) $85,000 Public Records
• 1999-07-08 Sold (MLS) $32,000 HGMLS
• 1999-06-25 Price Changed $49,000 HGMLS
• 1999-06-25 Delisted — HGMLS
• 1998-11-11 Listed $32,000 HGMLS

Property tax history

+3.1%/yr

Latest (2025): $5,126 · -3.3% YoY. Source: county tax records.