169 Chambers St · Newburgh, NY 12550

$265,000

4 bd · 2.0 ba · 1,408 sqft · Townhouse public records · 117 Days on market

Built 1890

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• 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

Approved Two-Family Development Opportunity in Newburgh’s East End Historic District. This is the opportunity serious investors and builders wait for. This house has a brand new roof, a solid brick two-family property located in the highly desirable East End Historic District, now offered with zoning board approval already secured for a thoughtfully designed two-family home — each unit featuring 3 bedrooms and 2 full bathrooms. Approved blueprints are included (a $5,000 value), meaning you can move forward immediately. Save over $15,000 in zoning costs and eliminate 3+ months of approval time — a major competitive advantage in today’s market where time truly equals money. The building itself offers strong bones and classic architectural elements, including generous room proportions, beveled glass doors, and a beautiful original staircase. Whether you choose to restore the existing charm or execute the approved plans for a modernized two-family layout, this property provides flexibility backed by approvals already in place. Located in the East End Historic District, the home may also qualify for valuable financial incentives, including potential 444a tax exemptions, SHPO historic tax credits, and available HVAC rebates — creating additional upside for the right buyer. Perfect for developers, builders, or owner-occupants seeking a streamlined path to construction, this is a rare time- and cost-saving opportunity with all major approvals completed. Bring your vision. Skip the delays. Start building.

Key facts

• Beveled glass doors
• Strong bones
• Original staircase

Tags

• ZONING BOARD APPROVAL
• STRONG BONES
• CLASSIC ARCHITECTURAL ELEMENTS
• BEVELED GLASS DOORS
• ORIGINAL STAIRCASE
• EAST END HISTORIC DISTRICT

🏢 Co-op / cooperative unit. The $265,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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 $261k (1.7% below list).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 36% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $190k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $241,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (median comp): $569,379
• List price: $265,000
• Delta: -53.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Washington St	0.63mi	5/3.0 (+1)	1,360 (-3%)	15mo	$180,000	$132	43

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-31,860
• Equity at exit: $39,512

10-year hold

• IRR: -6.9%
• Equity multiple: 0.60×
• Total profit: $-29,370
• Equity at exit: $22,912

Cash invested: $74,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,605 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $269

Break-even live

Break-even rent $2,265

Max offer price $265,000

Occupancy floor 85%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	14d	1	0.10mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	43d	1	0.12mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	43d	1	0.36mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	23d	1	0.37mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	43d	1	0.43mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	23d	1	0.60mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	43d	1	0.71mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	43d	1	0.72mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	43d	1	0.79mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	43d	1	0.87mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	14d	1	0.94mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	23d	1	0.96mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	43d	1	1.09mi

Listing history 26 events

1. 2026-06-15
   days on market $265,000 Active 117 DOM
2. 2026-06-14
   days on market $265,000 Active 115 DOM
3. 2026-06-13
   days on market $265,000 Active 114 DOM
4. 2026-06-10
   days on market $265,000 Active 112 DOM
5. 2026-06-09
   days on market $265,000 Active 111 DOM
6. 2026-06-08
   days on market $265,000 Active 110 DOM
7. 2026-06-07
   days on market $265,000 Active 109 DOM
8. 2026-06-03
   days on market $265,000 Active 105 DOM
9. 2026-06-02
   days on market $265,000 Active 104 DOM
10. 2026-06-01
    days on market $265,000 Active 103 DOM
11. 2026-05-31
    days on market $265,000 Active 102 DOM
12. 2026-05-30
    days on market $265,000 Active 101 DOM
13. 2026-02-18
    listed $265,000 Active 1551-char remark

    Show marketing remark (1551 chars)

    Approved Two-Family Development Opportunity in Newburgh’s East End Historic District. This is the opportunity serious investors and builders wait for. This house has a brand new roof, a solid brick two-family property located in the highly desirable East End Historic District, now offered with zoning board approval already secured for a thoughtfully designed two-family home — each unit featuring 3 bedrooms and 2 full bathrooms. Approved blueprints are included (a $5,000 value), meaning you can move forward immediately. Save over $15,000 in zoning costs and eliminate 3+ months of approval time — a major competitive advantage in today’s market where time truly equals money. The building itself offers strong bones and classic architectural elements, including generous room proportions, beveled glass doors, and a beautiful original staircase. Whether you choose to restore the existing charm or execute the approved plans for a modernized two-family layout, this property provides flexibility backed by approvals already in place. Located in the East End Historic District, the home may also qualify for valuable financial incentives, including potential 444a tax exemptions, SHPO historic tax credits, and available HVAC rebates — creating additional upside for the right buyer. Perfect for developers, builders, or owner-occupants seeking a streamlined path to construction, this is a rare time- and cost-saving opportunity with all major approvals completed. Bring your vision. Skip the delays. Start building.

14. 2025-10-16
    soldstatus $190,000
15. 2025-09-30
    soldstatus $190,000 Closed 793-char remark

    Show marketing remark (793 chars)

    The Big Reveal! Access from the downstairs rear is now possible and what a pleasant surprise it has been ! This attractive solid brick building has been a sleeping beauty and is in decent shape, generous rooms with lovely proportions, beveled glass doors and a beautiful solid staircase! This is a blank canvas to reconfigure and restore this property to be exactly what you want it to be- and you can benefit from extensive HVAC rebates and historic tax credits since the building is a great candidate for both 444ATax Exemption and SHPO Tax Credit Program being located in the East End Historic District. This is an increasingly rare opportunity to make a mint, brand new home in the rapidly developing historic City of Newburgh which also has the potential to be converted to a 2 family !

16. 2025-08-13
    status Pending 793-char remark

    Show marketing remark (793 chars)

    The Big Reveal! Access from the downstairs rear is now possible and what a pleasant surprise it has been ! This attractive solid brick building has been a sleeping beauty and is in decent shape, generous rooms with lovely proportions, beveled glass doors and a beautiful solid staircase! This is a blank canvas to reconfigure and restore this property to be exactly what you want it to be- and you can benefit from extensive HVAC rebates and historic tax credits since the building is a great candidate for both 444ATax Exemption and SHPO Tax Credit Program being located in the East End Historic District. This is an increasingly rare opportunity to make a mint, brand new home in the rapidly developing historic City of Newburgh which also has the potential to be converted to a 2 family !

17. 2025-05-13
    status Active 793-char remark

    Show marketing remark (793 chars)

    The Big Reveal! Access from the downstairs rear is now possible and what a pleasant surprise it has been ! This attractive solid brick building has been a sleeping beauty and is in decent shape, generous rooms with lovely proportions, beveled glass doors and a beautiful solid staircase! This is a blank canvas to reconfigure and restore this property to be exactly what you want it to be- and you can benefit from extensive HVAC rebates and historic tax credits since the building is a great candidate for both 444ATax Exemption and SHPO Tax Credit Program being located in the East End Historic District. This is an increasingly rare opportunity to make a mint, brand new home in the rapidly developing historic City of Newburgh which also has the potential to be converted to a 2 family !

18. 2025-05-01
    historical 793-char remark

    Show marketing remark (793 chars)

    The Big Reveal! Access from the downstairs rear is now possible and what a pleasant surprise it has been ! This attractive solid brick building has been a sleeping beauty and is in decent shape, generous rooms with lovely proportions, beveled glass doors and a beautiful solid staircase! This is a blank canvas to reconfigure and restore this property to be exactly what you want it to be- and you can benefit from extensive HVAC rebates and historic tax credits since the building is a great candidate for both 444ATax Exemption and SHPO Tax Credit Program being located in the East End Historic District. This is an increasingly rare opportunity to make a mint, brand new home in the rapidly developing historic City of Newburgh which also has the potential to be converted to a 2 family !

19. 2024-12-13
    listed $235,000 Active 793-char remark

    Show marketing remark (793 chars)

    The Big Reveal! Access from the downstairs rear is now possible and what a pleasant surprise it has been ! This attractive solid brick building has been a sleeping beauty and is in decent shape, generous rooms with lovely proportions, beveled glass doors and a beautiful solid staircase! This is a blank canvas to reconfigure and restore this property to be exactly what you want it to be- and you can benefit from extensive HVAC rebates and historic tax credits since the building is a great candidate for both 444ATax Exemption and SHPO Tax Credit Program being located in the East End Historic District. This is an increasingly rare opportunity to make a mint, brand new home in the rapidly developing historic City of Newburgh which also has the potential to be converted to a 2 family !

20. 2016-07-26
    soldstatus $15,000
21. 2016-07-07
    soldstatus $15,000 Sold
22. 2016-07-07
    price $15,000
23. 2016-06-30
    soldstatus $15,000
24. 2016-06-20
    historical Pending
25. 2016-01-21
    listed $30,000 Active
26. 2016-01-19
    listed $15,000

ⓘ 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: $3,468 · $289/mo
• Projected year-2 tax: $3,973 · $331/mo
• Expected delta: +$505/yr (+$42/mo · 14.6%)

ⓘ 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 1/10 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: $31,263
• − Mortgage interest: −$14,844
• − Property taxes: −$3,468
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$7,709
• Taxable loss: −$1,085
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $3,489/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

+1666.7% since first listed

14 events — show timeline

• 2026-02-18 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Sold (Public Records) $190,000 Public Records
• 2025-09-30 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-13 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-26 Sold (Public Records) $15,000 Public Records
• 2016-07-07 Sold (MLS) $15,000 HGMLS
• 2016-07-07 Price Changed $15,000 HGMLS
• 2016-06-30 Sold (MLS) $15,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-20 Contingent — HGMLS
• 2016-01-21 Listed $30,000 HGMLS
• 2016-01-19 Listed $15,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+33.5%/yr

Latest (2025): $3,468 · -3.1% YoY. Source: county tax records.