117 Renwick St · Newburgh, NY 12550

$250,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 232 Days on market

Built 1890 2,500 sqft lot $174/sqft · 26% below area Est $338k · 26% 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 +10.7/30.0
• 1% rule +4.3/10.0
• Schools +3.5/10.0
• DSCR +3.1/10.0
• 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

Affordable single family brick 3-bedroom detached home on two levels in City of Newburgh with small rear yard, sidewalks and all municipal services. Walking distance to George Washington Headquarters, Newburgh Brewing Company, a variety of restaurants & shops, the Newburgh waterfront & bluff overlooking the Hudson River and Mt. Beacon. House has a newer roof, and newer mechanicals. This home can also be sold as a package along with 119/121 Renwick next to each other for $700,000.

Key facts

• Newer roof
• Newer mechanicals
• Sidewalks

Tags

• SINGLE FAMILY BRICK HOME
• SMALL REAR YARD
• SIDEWALKS
• BLUFF OVERLOOKING HUDSON RIVER
• NEWER ROOF
• NEWER MECHANICALS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (6.7% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 33% 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 232 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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 $220,000 (12.0% 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 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 8.9

CMA / ARV

• ARV (median comp): $337,804
• List price: $250,000
• Delta: -25.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Henry Ave	0.19mi	3/2.0	1,474 (+2%)	16mo	$370,000	$251	70
61 Beacon St	0.24mi	3/2.0	1,501 (+4%)	14mo	$350,449	$233	66
90 Beacon St	0.23mi	4/1.0 (+1)	1,440 (0%)	22mo	$284,000	$197	66
86 Beacon St	0.23mi	2/2.0 (-1)	1,443 (+0%)	22mo	$347,500	$241	62
17 Overlook Pl	0.15mi	3/1.0	1,232 (-14%)	16mo	$425,000	$345	56
38 E Parmenter St	0.24mi	3/2.5	1,608 (+12%)	11mo	$280,000	$174	54
80 Carter St	0.74mi	3/1.0	1,410 (-2%)	16mo	$215,000	$152	49
142 W Parmenter St	0.38mi	4/1.5 (+1)	1,324 (-8%)	21mo	$185,000	$140	44
108 Laurel Dr	0.71mi	2/1.0 (-1)	1,308 (-9%)	12mo	$401,000	$307	36
255 Walsh Ave	0.66mi	3/1.0	1,270 (-12%)	19mo	$270,000	$213	34
28 Blanche Ave	0.74mi	2/1.5 (-1)	1,320 (-8%)	20mo	$265,000	$201	28

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-53,230
• Equity at exit: $37,276

10-year hold

• IRR: -25.6%
• Equity multiple: -0.09×
• Total profit: $-76,504
• Equity at exit: $21,615

Cash invested: $70,000 (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: $2,333 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$545 /mo · $6,541/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-117

Break-even live

Break-even rent $2,481

Max offer price $229,302

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-46	+0% $-117	+5% $-188	+10% $-259
Rent	-10% $-301	-5% $-209	+0% $-117	+5% $-25	+10% $67
Rate	-1.0pp $9	-0.5pp $-54	base $-117	+0.5pp $-182	+1.0pp $-248

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	45d	1	0.11mi
22 Overlook Pl Newburgh, NY	2.0	1.0	1013	$2,000	$1.97	23d	1	0.13mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	45d	1	0.20mi
44 Johnes St Unit 108-J Newburgh, NY	2.0	1.0	909	$1,950	$2.15	15d	1	0.21mi
33 Bay View Ter Unit 1 Newburgh, NY	2.0	1.0	950	$2,200	$2.32	15d	1	0.24mi
196 Carson Ave Newburgh, NY	2.0	1.0	1188	$2,200	$1.85	45d	1	0.32mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	45d	1	0.34mi
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	25d	1	0.35mi
4 Grand St Unit 1 Newburgh, NY	2.0	1.0	900	$2,400	$2.67	25d	1	0.35mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	45d	1	0.36mi
177 W Parmenter St Unit 1 Newburgh, NY	2.0	1.0	1100	$1,700	$1.55	25d	1	0.44mi
167 Liberty St Newburgh, NY	2.0	1.0	900	$1,900	$2.11	45d	1	0.51mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	45d	1	0.56mi
51 Lander St Unit 1 Newburgh, NY	2.0	1.0	1000	$1,500	$1.50	25d	1	0.58mi
57 Lander St Unit B Newburgh, NY	2.0	1.5	1100	$1,900	$1.73	45d	1	0.59mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	45d	1	0.64mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	25d	1	0.66mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	45d	1	0.86mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	15d	1	0.89mi
109 Myrtle Ave New Windsor, NY	2.0	1.0	1079	$2,200	$2.04	45d	1	1.00mi
457 1st St Newburgh, NY	3.0	1.0	1680	$2,950	$1.76	45d	1	1.01mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	15d	1	1.13mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	25d	1	1.16mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	15d	1	1.19mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	25d	1	1.30mi
1000 Copper Ct New Windsor, NY	2.0	2.0	1388	$2,600	$1.87	23d	1	1.42mi

Listing history 27 events

1. 2026-06-21
   days on market $250,000 Active 232 DOM
2. 2026-06-18
   days on market $250,000 Active 229 DOM
3. 2026-06-17
   days on market $250,000 Active 228 DOM
4. 2026-06-16
   days on market $250,000 Active 227 DOM
5. 2026-06-15
   days on market $250,000 Active 226 DOM
6. 2026-06-14
   days on market $250,000 Active 224 DOM
7. 2026-06-13
   days on market $250,000 Active 223 DOM
8. 2026-06-10
   days on market $250,000 Active 221 DOM
9. 2026-06-09
   days on market $250,000 Active 220 DOM
10. 2026-06-08
    days on market $250,000 Active 219 DOM
11. 2026-06-07
    pricestatusdays on market $250,000 Active 218 DOM
12. 2025-10-21
    listed $200,000 Active 492-char remark

    Show marketing remark (492 chars)

    Affordable single family brick 3-bedroom detached home on two levels in City of Newburgh with small rear yard, sidewalks and all municipal services. Walking distance to George Washington Headquarters, Newburgh Brewing Company, a variety of restaurants & shops, the Newburgh waterfront & bluff overlooking the Hudson River and Mt. Beacon. House has a newer roof, and newer mechanicals. This home can also be sold as a package along with 119/121 Renwick next to each other for $700,000.

13. 2025-08-19
    historical
14. 2025-07-17
    listed $220,000 Active
15. 2025-06-15
    historical
16. 2025-02-15
    price $220,000
17. 2024-12-17
    listed $250,000 Active
18. 2017-05-12
    soldstatus $575,000
19. 2013-12-18
    price $12,000
20. 2005-06-16
    soldstatus $95,000
21. 2005-05-03
    soldstatus $95,000
22. 2005-04-22
    historical
23. 2005-04-22
    price $99,000
24. 2005-03-21
    listed $95,000
25. 2000-01-19
    soldstatus $13,000
26. 1999-12-20
    historical
27. 1998-12-05
    listed $13,000

ⓘ 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: $6,541 · $545/mo
• Projected year-2 tax: $6,541 · $545/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 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: $27,996
• − Mortgage interest: −$14,004
• − Property taxes: −$6,541
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$7,273
• Taxable loss: −$5,550
• Est. tax savings @ 24.0%: +$1,332
• After-tax cash flow: $-74/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

+1438.5% since first listed

16 events — show timeline

• 2025-10-21 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-15 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-17 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-12 Sold (Public Records) $575,000 Public Records
• 2013-12-18 Price Changed $12,000 HGMLS
• 2005-06-16 Sold (Public Records) $95,000 Public Records
• 2005-05-03 Sold (MLS) $95,000 HGMLS
• 2005-04-22 Price Changed $99,000 HGMLS
• 2005-04-22 Delisted — HGMLS
• 2005-03-21 Listed $95,000 HGMLS
• 2000-01-19 Sold (MLS) $13,000 HGMLS
• 1999-12-20 Delisted — HGMLS
• 1998-12-05 Listed $13,000 HGMLS

Property tax history

+8.7%/yr

Latest (2025): $6,541 · -3.1% YoY. Source: county tax records.