107 Fullerton Ave · Newburgh, NY 12550

$229,900

2 bd · 1.0 ba · 1,214 sqft · Townhouse public records · 104 Days on market

Built 1918 2,178 sqft lot $189/sqft · 19% below area Est $283k · 19% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• 1% rule +3.9/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely rehabbed 2 bedroom townhome centrally located, ready for owner occupant or an investment. Large living rm, eat in kitchen, dining area, rear deck and a one car garage. Natural gas utilities with a newer steam boiler. Call Listing broker for showing instructions.

Key facts

• Garage
• Built 1918
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.7% below list).
• Recommended offer: $205k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% in Newburgh — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 384 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $150k; list at $230k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $205,237 (10.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

• ARV (median comp): $282,679
• List price: $229,900
• Delta: -18.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Prospect St	0.21mi	2/2.0	1,193 (-2%)	19mo	$260,000	$218	67
25 Pierces Rd #3	0.62mi	2/1.5	1,188 (-2%)	1mo	$285,000	$240	65
360 3rd St	0.09mi	3/1.5 (+1)	1,060 (-13%)	13mo	$215,000	$203	57
9 Norton St	0.11mi	3/1.5 (+1)	1,120 (-8%)	24mo	$295,000	$263	55
20 Pierces Rd #1	0.73mi	1/1.0 (-1)	1,071 (-12%)	23mo	$145,000	$135	22
20 Pierces Rd #2	0.73mi	1/1.0 (-1)	1,071 (-12%)	23mo	$150,000	$140	22

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: -23.2%
• Equity multiple: 0.22×
• Total profit: $-50,113
• Equity at exit: $34,279

10-year hold

• IRR: -26.6%
• Equity multiple: -0.12×
• Total profit: $-72,388
• Equity at exit: $19,878

Cash invested: $64,372 (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: 384
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$449 /mo · $5,386/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-129

Break-even live

Break-even rent $2,216

Max offer price $207,132

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-64	+0% $-129	+5% $-194	+10% $-259
Rent	-10% $-291	-5% $-210	+0% $-129	+5% $-48	+10% $33
Rate	-1.0pp $-13	-0.5pp $-70	base $-129	+0.5pp $-188	+1.0pp $-249

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	16d	1	0.21mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	25d	1	0.29mi
57 Carpenter Ave Newburgh, NY	1.0	1.0	815	$1,575	$1.93	45d	1	0.42mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	45d	1	0.45mi
3 Cedar St Unit 3L Newburgh, NY	1.0	1.5	900	$2,200	$2.44	45d	1	0.52mi
41 Dubois St Unit 1 Newburgh, NY	1.0	1.0	1050	$1,175	$1.12	45d	1	0.58mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	25d	1	0.59mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	25d	1	0.59mi
8 William St Unit 1 Newburgh, NY	1.0	1.0	800	$1,350	$1.69	16d	1	0.63mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	16d	1	0.64mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	45d	1	0.65mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	45d	1	0.66mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	45d	1	0.68mi
27 Clark St Newburgh, NY	3.0	1.0	785	$1,950	$2.48	45d	1	0.71mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	45d	1	0.73mi
51 Lander St Unit 1 Newburgh, NY	2.0	1.0	1000	$1,500	$1.50	25d	1	0.73mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	25d	1	0.74mi
6 1/2 Farrington St Unit 1 Newburgh, NY	1.0	1.0	915	$1,375	$1.50	45d	1	0.78mi
271 Liberty St Unit 1 Newburgh, NY	2.0	1.0	825	$2,000	$2.42	16d	1	0.79mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	45d	1	0.81mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	25d	1	0.82mi
167 Liberty St Newburgh, NY	2.0	1.0	900	$1,900	$2.11	45d	1	0.83mi
96 Broadway Unit 2B Newburgh, NY	2.0	1.0	750	$1,750	$2.33	25d	1	0.85mi
362 Liberty St Unit 1 (92 Clinton) Newburgh, NY	1.0	1.0	800	$1,350	$1.69	45d	1	0.86mi
87 Broadway Unit 2 Newburgh, NY	2.0	1.0	800	$1,800	$2.25	25d	1	0.89mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	16d	1	0.94mi
317 Grand St Unit 2-4 Newburgh, NY	1.0	1.0	1000	$1,520	$1.52	16d	1	0.94mi
62 Poplar St Newburgh, NY	3.0	1.5	1272	$3,000	$2.36	25d	1	0.96mi
4 Grand St Unit 1 Newburgh, NY	2.0	1.0	900	$2,400	$2.67	25d	1	0.96mi
4 Grand St Unit 2 Newburgh, NY	1.0	1.0	900	$2,500	$2.78	25d	1	0.96mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	45d	1	0.97mi
96 Carson Ave Unit 1 Newburgh, NY	1.0	1.0	1030	$1,450	$1.41	16d	1	0.97mi
74 North St Apt 3 Newburgh, NY	1.0	1.0	700	$1,945	$2.78	45d	1	1.03mi
44 Johnes St Unit 108-J Newburgh, NY	2.0	1.0	909	$1,950	$2.15	16d	1	1.03mi
350 Water St Unit 2-18 Newburgh, NY	1.0	1.5	1140	$2,000	$1.75	45d	1	1.12mi
22 Overlook Pl Newburgh, NY	2.0	1.0	1013	$2,000	$1.97	23d	1	1.14mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	45d	1	1.20mi
33 Bay View Ter Unit 1 Newburgh, NY	2.0	1.0	950	$2,200	$2.32	16d	1	1.25mi
514 Grand Ave Unit 2E Newburgh, NY	1.0	1.0	920	$1,800	$1.96	16d	1	1.26mi
109 Myrtle Ave New Windsor, NY	2.0	1.0	1079	$2,200	$2.04	45d	1	1.29mi

Listing history 32 events

1. 2026-06-21
   days on market $229,900 Active 104 DOM
2. 2026-06-18
   days on market $229,900 Active 101 DOM
3. 2026-06-17
   days on market $229,900 Active 100 DOM
4. 2026-06-16
   days on market $229,900 Active 99 DOM
5. 2026-06-15
   days on market $229,900 Active 98 DOM
6. 2026-06-14
   days on market $229,900 Active 96 DOM
7. 2026-06-13
   days on market $229,900 Active 95 DOM
8. 2026-06-10
   days on market $229,900 Active 93 DOM
9. 2026-06-09
   days on market $229,900 Active 92 DOM
10. 2026-06-08
    days on market $229,900 Active 91 DOM
11. 2026-06-07
    days on market $229,900 Active 90 DOM
12. 2026-06-03
    days on market $229,900 Active 86 DOM
13. 2026-06-02
    days on market $229,900 Active 85 DOM
14. 2026-06-01
    days on market $229,900 Active 84 DOM
15. 2026-05-31
    days on market $229,900 Active 83 DOM
16. 2026-05-30
    days on market $229,900 Active 82 DOM
17. 2026-05-01
    status Active 271-char remark

    Show marketing remark (271 chars)

    Nicely rehabbed 2 bedroom townhome centrally located, ready for owner occupant or an investment. Large living rm, eat in kitchen, dining area, rear deck and a one car garage. Natural gas utilities with a newer steam boiler. Call Listing broker for showing instructions.

18. 2026-03-29
    historical Contingent 271-char remark

    Show marketing remark (271 chars)

    Nicely rehabbed 2 bedroom townhome centrally located, ready for owner occupant or an investment. Large living rm, eat in kitchen, dining area, rear deck and a one car garage. Natural gas utilities with a newer steam boiler. Call Listing broker for showing instructions.

19. 2026-03-09
    listed $229,900 Active 271-char remark

    Show marketing remark (271 chars)

    Nicely rehabbed 2 bedroom townhome centrally located, ready for owner occupant or an investment. Large living rm, eat in kitchen, dining area, rear deck and a one car garage. Natural gas utilities with a newer steam boiler. Call Listing broker for showing instructions.

20. 2022-05-12
    soldstatus $150,010
21. 2022-04-12
    soldstatus $150,000 Closed 643-char remark

    Show marketing remark (643 chars)

    a/o - Contract Out Purchase this brick townhouse in the city of Newburgh for a steal. This single-family home is a fully attached brick townhouse just a few blocks away from Newburgh High School NFA. On the first floor you will find a large living room with eat in kitchen and spacious dining room area, the second floor has 2 bedrooms with a full bathroom, and the third floor features a full finished attic with lots of light. The property has a full basement with a separate entrance from the back of the house. In the backyard you will find a spacious single car garage and a spacious yard with a nice deck great for morning breakfast.

22. 2022-02-25
    status Pending 643-char remark

    Show marketing remark (643 chars)

    a/o - Contract Out Purchase this brick townhouse in the city of Newburgh for a steal. This single-family home is a fully attached brick townhouse just a few blocks away from Newburgh High School NFA. On the first floor you will find a large living room with eat in kitchen and spacious dining room area, the second floor has 2 bedrooms with a full bathroom, and the third floor features a full finished attic with lots of light. The property has a full basement with a separate entrance from the back of the house. In the backyard you will find a spacious single car garage and a spacious yard with a nice deck great for morning breakfast.

23. 2022-01-05
    price $150,000 643-char remark

    Show marketing remark (643 chars)

    a/o - Contract Out Purchase this brick townhouse in the city of Newburgh for a steal. This single-family home is a fully attached brick townhouse just a few blocks away from Newburgh High School NFA. On the first floor you will find a large living room with eat in kitchen and spacious dining room area, the second floor has 2 bedrooms with a full bathroom, and the third floor features a full finished attic with lots of light. The property has a full basement with a separate entrance from the back of the house. In the backyard you will find a spacious single car garage and a spacious yard with a nice deck great for morning breakfast.

24. 2021-12-12
    listed $175,000 Active 643-char remark

    Show marketing remark (643 chars)

    a/o - Contract Out Purchase this brick townhouse in the city of Newburgh for a steal. This single-family home is a fully attached brick townhouse just a few blocks away from Newburgh High School NFA. On the first floor you will find a large living room with eat in kitchen and spacious dining room area, the second floor has 2 bedrooms with a full bathroom, and the third floor features a full finished attic with lots of light. The property has a full basement with a separate entrance from the back of the house. In the backyard you will find a spacious single car garage and a spacious yard with a nice deck great for morning breakfast.

25. 2003-12-16
    soldstatus $96,000
26. 2003-12-12
    soldstatus $96,000
27. 2003-11-07
    price $104,900
28. 2003-11-07
    historical
29. 2003-08-07
    soldstatus $81,860
30. 2003-06-09
    listed $96,000
31. 1995-10-27
    soldstatus $60,000
32. 1991-05-08
    soldstatus $80,000

ⓘ 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: $5,386 · $449/mo
• Projected year-2 tax: $5,386 · $449/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 · 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: $24,628
• − Mortgage interest: −$12,878
• − Property taxes: −$5,386
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$6,688
• Taxable loss: −$5,414
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-247/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

+187.4% since first listed

16 events — show timeline

• 2026-05-01 Relisted — Global MLS
• 2026-03-29 Contingent — Global MLS
• 2026-03-09 Listed $229,900 Global MLS
• 2022-05-12 Sold (Public Records) $150,010 Public Records
• 2022-04-12 Sold (MLS) $150,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-01-05 Price Changed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-12 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2003-12-16 Sold (Public Records) $96,000 Public Records
• 2003-12-12 Sold (MLS) $96,000 HGMLS
• 2003-11-07 Delisted — HGMLS
• 2003-11-07 Price Changed $104,900 HGMLS
• 2003-08-07 Sold (Public Records) $81,860 Public Records
• 2003-06-09 Listed $96,000 HGMLS
• 1995-10-27 Sold (Public Records) $60,000 Public Records
• 1991-05-08 Sold (Public Records) $80,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $5,386 · -1.0% YoY. Source: county tax records.