150 Johnston St · Newburgh, NY 12550

$385,000

2 bd · 2.0 ba · 1,620 sqft · MultiFamily public records · 17 Days on market

Built 1900 2,500 sqft lot

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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).

• Cash flow +15.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 150 Johnston Street, a charming Hudson Valley home that combines classic character, comfortable living, and an unbeatable location. Situated on a quiet residential street in the City of Newburgh, this well-maintained property offers the perfect opportunity for homeowners and investors alike. Step inside to discover spacious living areas filled with natural light, creating a warm and inviting atmosphere throughout. The functional floor plan provides comfortable living and entertaining spaces, while the nice sized bedrooms offer room to relax and unwind. Thoughtful details and timeless charm make this home feel welcoming from the moment you enter. Outside, enjoy a private yard with

Key facts

• Private yard
• Convenient location
• 2,500 sq ft lot

Tags

• PRIVATE YARD
• QUIET RESIDENTIAL STREET
• CONVENIENT LOCATION
• MINUTES FROM WATERFRONT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected; Natural gas connected; Public sewer; Water connected; Trash collection (private)
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Open kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $372k (3.5% below list).
• Recommended offer: $372k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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+, 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; 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).
• At $3,715/mo this rent would consume 52% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $15k; list at $385k implies a 2467% 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 $371,500 (3.5% 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. 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?
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 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: 0.96% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $255,960
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Lutheran St	0.36mi	3/2.0 (+1)	1,666 (+3%)	3mo	$262,500	$158	71
14 S Miller St	0.37mi	3/2.0 (+1)	1,752 (+8%)	9mo	$260,000	$148	56
255 Powell Ave	0.31mi	1/— (-1)	1,854 (+14%)	3mo	$260,000	$140	54
20 E Parmenter St	0.56mi	3/2.0 (+1)	1,716 (+6%)	8mo	$349,000	$203	52
62 Clark St	0.60mi	3/2.0 (+1)	1,600 (-1%)	16mo	$263,682	$165	52
34 S Miller St	0.31mi	3/2.0 (+1)	1,480 (-9%)	24mo	$260,000	$176	46
59 Liberty St	0.64mi	3/2.0 (+1)	1,724 (+6%)	14mo	$328,720	$191	43
31 Spring St	0.62mi	3/2.0 (+1)	1,742 (+8%)	18mo	$270,000	$155	39
45 Benkard Ave	0.74mi	2/2.0	1,488 (-8%)	21mo	$190,000	$128	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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-62,725
• Equity at exit: $57,405

10-year hold

• IRR: -14.0%
• Equity multiple: 0.28×
• Total profit: $-77,372
• Equity at exit: $33,288

Cash invested: $107,800 (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: 17.3×

Monthly cashflow live

• Estimated rent: $3,715 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$627 /mo · $7,526/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $128

Break-even live

Break-even rent $3,553

Max offer price $385,000

Occupancy floor 92%

Sensitivity live

Price	-10% $346	-5% $237	+0% $128	+5% $19	+10% $-90
Rent	-10% $-165	-5% $-18	+0% $128	+5% $275	+10% $422
Rate	-1.0pp $322	-0.5pp $226	base $128	+0.5pp $29	+1.0pp $-73

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,714
Total (2 units)			$3,715

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 Johnston St Newburgh, NY	1.0	1.0	1580	$800	$0.51	15d	1	0.04mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	15d	1	0.08mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	45d	1	0.24mi
41 Dubois St Unit 1 Newburgh, NY	1.0	1.0	1050	$1,175	$1.12	45d	1	0.31mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	15d	1	0.39mi
350 Water St Unit 2-18 Newburgh, NY	1.0	1.5	1140	$2,000	$1.75	45d	1	0.58mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	45d	1	0.63mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	25d	1	0.64mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	45d	1	0.73mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	45d	1	0.80mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	45d	1	0.86mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	25d	1	0.91mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	45d	1	1.03mi
20 Pierces Rd Unit 3 Newburgh, NY	2.0	1.5	1071	$1,900	$1.77	25d	1	1.11mi

Listing history 12 events

1. 2026-06-21
   days on market $385,000 Active 17 DOM
2. 2026-06-18
   days on market $385,000 Active 14 DOM
3. 2026-06-17
   days on market $385,000 Active 13 DOM
4. 2026-06-16
   days on market $385,000 Active 12 DOM
5. 2026-06-15
   days on market $385,000 Active 11 DOM
6. 2026-06-14
   days on market $385,000 Active 9 DOM
7. 2026-06-13
   days on market $385,000 Active 8 DOM
8. 2026-06-10
   days on market $385,000 Active 6 DOM
9. 2026-06-09
   days on market $385,000 Active 5 DOM
10. 2026-06-08
    days on market $385,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $385,000 Active 3 DOM

ⓘ 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: $7,526 · $627/mo
• Projected year-2 tax: $7,526 · $627/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 · 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: $44,580
• − Mortgage interest: −$21,566
• − Property taxes: −$7,526
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,566
• − Management: −$3,566
• − Depreciation: −$11,200
• Taxable loss: −$4,770
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $2,684/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

+2466.7% since first listed

7 events — show timeline

• 2026-06-04 Listed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2016-04-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-01-08 Delisted — HGMLS
• 2014-10-09 Price Changed — HGMLS
• 2014-07-08 Listed — HGMLS
• 2014-07-08 Listed $39,000 OneKey® MLS as Distributed by MLS Grid
• 1987-12-30 Sold (Public Records) $15,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $7,526 · +1.4% YoY. Source: county tax records.