142 W Parmenter St · Newburgh, NY 12550

$285,000

4 bd · 1.5 ba · 1,324 sqft · SingleFamily · 4 Days on market

Built 1900 2,500 sqft lot Est $330k · 14% 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 +15.8/30.0
• ARV discount +13.6/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• 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

Listing remarks MLS

Welcome to this charming two-story home, a perfect blend of character and potential! Featuring 4 bedrooms, 1 full bath, and 1 half bath, this residence provides a comfortable and spacious living experience, complemented by an inviting and open atmosphere in the kitchen, ideal for gatherings and daily living. With numerous windows and space to grow, this home is perfect for customization, whether for a home office or hosting guests. While this home requires a bit of love and attention, its enormous potential for growth makes it a worthwhile investment. Also, consider the opportunity for great passive income, turning this property into a lucrative venture. Conveniently situated close to Broadway's shopping and dining area, this property provides easy reach to major roadways and the Beacon Metro-North station, ensuring a seamless commute to NYC.

Key facts

• 2,500 sq ft lot
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Cable available
• Home design: Single family residence; Living area reported from Other source
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; No appliances included
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor full bathroom; Eat-in kitchen; Unfinished basement
• Laundry & utility: Basement present (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (6.7% below list).
• Recommended offer: $266k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Meadow Hill Global Explorations Magnet School (math 24% / reading 47%, grade F, #1,566 of 2,108 statewide, top 74%, 1,013 students, 58% FRL); Newburgh Free Academy (math 76% / reading 85%, grade A, #506 of 1,100 statewide, top 46%, 3,433 students, 56% FRL) — zoned schools at 57% FRL track the district average.
• Zoned-school proficiency averages 58% at this address vs 40% district-wide (+18 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; 384 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 37% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $185k; list at $285k implies a 54% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,898 (6.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $329,676
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Prospect St	0.47mi	3/1.0 (-1)	1,408 (+6%)	2mo	$345,000	$245	59
77 Prospect St	0.47mi	3/2.0 (-1)	1,442 (+9%)	2mo	$387,500	$269	54
197 Chambers St	0.72mi	3/1.0 (-1)	1,272 (-4%)	2mo	$130,000	$102	51
80 Carter St	0.39mi	3/1.0 (-1)	1,410 (+6%)	16mo	$215,000	$152	50
22 Fullerton Ave	0.51mi	4/2.5	1,472 (+11%)	6mo	$365,000	$248	49
17 Overlook Pl	0.53mi	3/1.0 (-1)	1,232 (-7%)	16mo	$425,000	$345	44
19 E Parmenter St	0.31mi	3/1.0 (-1)	1,140 (-14%)	15mo	$192,000	$168	43
375 3rd St	0.61mi	3/1.0 (-1)	1,200 (-9%)	8mo	$299,000	$249	42
55 Henry Ave	0.54mi	3/2.0 (-1)	1,474 (+11%)	16mo	$370,000	$251	36
112 Prospect St	0.56mi	3/1.5 (-1)	1,519 (+15%)	12mo	$379,900	$250	34
61 Beacon St	0.57mi	3/2.0 (-1)	1,501 (+13%)	14mo	$350,449	$233	32
419 3rd St	0.70mi	3/1.0 (-1)	1,188 (-10%)	14mo	$310,000	$261	32

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: -15.9%
• Equity multiple: 0.45×
• Total profit: $-43,992
• Equity at exit: $42,494

10-year hold

• IRR: -12.2%
• Equity multiple: 0.35×
• Total profit: $-51,637
• Equity at exit: $24,642

Cash invested: $79,800 (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: 384
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $131

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 90%

Sensitivity live

Price	-10% $328	-5% $230	+0% $131	+5% $33	+10% $-66
Rent	-10% $-79	-5% $26	+0% $131	+5% $236	+10% $341
Rate	-1.0pp $275	-0.5pp $204	base $131	+0.5pp $57	+1.0pp $-18

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	45d	1	0.03mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	45d	1	0.04mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	45d	1	0.32mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	45d	1	0.34mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	45d	1	0.35mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	25d	1	0.43mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	45d	1	0.57mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	45d	1	0.62mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	45d	1	0.63mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	16d	1	0.65mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	16d	1	0.75mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	25d	1	0.87mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	25d	1	0.92mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	25d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $285,000 Coming Soon 4 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $285,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 12% 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: $31,908
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − Depreciation: −$8,291
• Taxable loss: −$3,153
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $2,329/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

+9.6% since first listed

5 events — show timeline

• 2026-06-17 Coming Soon $285,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Sold (MLS) $185,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-04-15 Price Changed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-09 Listed $260,000 OneKey® MLS as Distributed by MLS Grid