84 Benkard Ave · Newburgh, NY 12550

$165,000

5 bd · 2.0 ba · 1,824 sqft · MultiFamily public records · 485 Days on market

Built 1900 2,925 sqft lot Est $297k · 45% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 2 units. confirmed

Listing remarks MLS

CALLING ALL INVESTORS AND HOME BUYERS! Awesome opportunity with lots of potentials. Make this gem shine again! 2-family building with a garage. Electric is in good shape, Needs new plumbing and new Kitchens. Ideal for investors with a creative vision, Historic Newburgh area with scenic views. Very convenient location is accessible to all transportation services and amenities restaurants, grocery stores, Hudson River, and the Beacon Ferry. Also within walking distance to the Ferry for Commuting and George Washington's HQ.

Key facts

• Corner lot
• 2,925 sq ft lot
• Built 1900

Tags

• CORNER LOT

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: On-street parking
• Utilities: Public sewer
• Home design: Townhouse structure; Duplex property type
• Construction: Brick exterior
• Exterior features: Brick construction

Interior

• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Heating & cooling: Hot water heating; Natural gas heating; No central cooling
• Interior features: Full walk-out basement; No attic

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $769/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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+, 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: South Middle School (math 7% / reading 33%, grade F, #666 of 729 statewide, top 93%, 878 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.
• Market conditions: Rents flat; 383 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3,725/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 485 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $134k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 485 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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 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: 2.26% ✓
• Cap rate: 17.47%
• Cash-on-cash: 39.92%
• DSCR: 2.78
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $297,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 William St	0.05mi	4/2.0 (-1)	1,840 (+1%)	5mo	$449,900	$245	87
87 Benkard Ave	0.02mi	4/2.0 (-1)	1,762 (-3%)	18mo	$400,000	$227	74
23 City Ter Unit A	0.39mi	5/2.0	1,952 (+7%)	4mo	$280,000	$143	67
50 Carson Ave	0.21mi	5/3.0	1,688 (-8%)	10mo	$350,000	$207	66
61 Hasbrouck St	0.22mi	4/2.0 (-1)	1,868 (+2%)	20mo	$270,000	$145	64
138 Benkard Ave	0.15mi	5/2.0	2,004 (+10%)	15mo	$200,000	$100	64
113 First St	0.52mi	4/2.0 (-1)	1,800 (-1%)	7mo	$295,000	$164	63
30 Overlook Pl	0.29mi	4/2.0 (-1)	1,940 (+6%)	10mo	$390,000	$201	63
76 Benkard Ave	0.02mi	4/2.0 (-1)	2,000 (+10%)	20mo	$240,000	$120	62
22 City Ter	0.39mi	6/4.0 (+1)	1,891 (+4%)	3mo	$80,000	$42	60
219A First St	0.47mi	5/2.0	1,938 (+6%)	18mo	$270,000	$139	53
374 1st St	0.68mi	4/2.0 (-1)	1,656 (-9%)	19mo	$270,000	$163	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: 33.4%
• Equity multiple: 2.36×
• Total profit: $62,702
• Equity at exit: $24,602

10-year hold

• IRR: 38.9%
• Equity multiple: 4.19×
• Total profit: $147,594
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,725 high
• Mortgage (P&I): −$865
• Tax from tax record: −$472 /mo · $5,660/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $1,537

Break-even live

Break-even rent $1,779

Max offer price $165,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,630	-5% $1,584	+0% $1,537	+5% $1,490	+10% $1,444
Rent	-10% $1,243	-5% $1,390	+0% $1,537	+5% $1,684	+10% $1,831
Rate	-1.0pp $1,620	-0.5pp $1,579	base $1,537	+0.5pp $1,494	+1.0pp $1,451

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,726
Total (2 units)			$3,725

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Grand St Unit 3 Newburgh, NY	4.0	2.0	1560	$3,925	$2.52	24d	1	0.37mi
160 N Miller St #1 Newburgh, NY	4.0	1.0	1600	$2,500	$1.56	44d	1	0.73mi
87 Ellis Ave Newburgh, NY	5.0	2.5	2172	$2,500	$1.15	44d	1	1.07mi

Listing history 50 events

1. 2026-06-18
   days on market $165,000 Active 485 DOM
2. 2026-06-17
   days on market $165,000 Active 484 DOM
3. 2026-06-16
   days on market $165,000 Active 483 DOM
4. 2026-06-15
   days on market $165,000 Active 482 DOM
5. 2026-06-14
   days on market $165,000 Active 480 DOM
6. 2026-06-13
   days on market $165,000 Active 479 DOM
7. 2026-06-10
   days on market $165,000 Active 477 DOM
8. 2026-06-09
   days on market $165,000 Active 476 DOM
9. 2026-06-08
   days on market $165,000 Active 475 DOM
10. 2026-06-07
    days on market $165,000 Active 474 DOM
11. 2026-06-03
    days on market $165,000 Active 470 DOM
12. 2026-06-02
    days on market $165,000 Active 469 DOM
13. 2026-06-01
    days on market $165,000 Active 468 DOM
14. 2026-05-31
    days on market $165,000 Active 467 DOM
15. 2026-05-30
    days on market $165,000 Active 466 DOM
16. 2026-05-18
    status Active
17. 2026-05-18
    price $165,000
18. 2026-03-03
    historical
19. 2026-02-05
    price $199,000
20. 2025-11-12
    status Active
21. 2025-11-12
    historical
22. 2025-10-28
    status Active
23. 2025-10-07
    status Pending
24. 2025-05-13
    status Active
25. 2025-05-13
    price $229,000
26. 2025-04-28
    historical
27. 2025-03-14
    price $280,000
28. 2024-10-28
    listed $299,000 Active
29. 2023-01-09
    historical
30. 2022-11-17
    price $275,000
31. 2022-08-25
    listed $300,000 Active
32. 2022-07-21
    soldstatus $180,000
33. 2022-06-08
    soldstatus $180,000 Closed 526-char remark

    Show marketing remark (526 chars)

    CALLING ALL INVESTORS AND HOME BUYERS! Awesome opportunity with lots of potentials. Make this gem shine again! 2-family building with a garage. Electric is in good shape, Needs new plumbing and new Kitchens. Ideal for investors with a creative vision, Historic Newburgh area with scenic views. Very convenient location is accessible to all transportation services and amenities restaurants, grocery stores, Hudson River, and the Beacon Ferry. Also within walking distance to the Ferry for Commuting and George Washington's HQ.

34. 2022-03-15
    status Pending 526-char remark

    Show marketing remark (526 chars)

    CALLING ALL INVESTORS AND HOME BUYERS! Awesome opportunity with lots of potentials. Make this gem shine again! 2-family building with a garage. Electric is in good shape, Needs new plumbing and new Kitchens. Ideal for investors with a creative vision, Historic Newburgh area with scenic views. Very convenient location is accessible to all transportation services and amenities restaurants, grocery stores, Hudson River, and the Beacon Ferry. Also within walking distance to the Ferry for Commuting and George Washington's HQ.

35. 2022-01-26
    price $184,999 526-char remark

    Show marketing remark (526 chars)

    CALLING ALL INVESTORS AND HOME BUYERS! Awesome opportunity with lots of potentials. Make this gem shine again! 2-family building with a garage. Electric is in good shape, Needs new plumbing and new Kitchens. Ideal for investors with a creative vision, Historic Newburgh area with scenic views. Very convenient location is accessible to all transportation services and amenities restaurants, grocery stores, Hudson River, and the Beacon Ferry. Also within walking distance to the Ferry for Commuting and George Washington's HQ.

36. 2021-11-23
    soldstatus $125,000
37. 2021-11-10
    listed $189,999 Active 526-char remark

    Show marketing remark (526 chars)

    CALLING ALL INVESTORS AND HOME BUYERS! Awesome opportunity with lots of potentials. Make this gem shine again! 2-family building with a garage. Electric is in good shape, Needs new plumbing and new Kitchens. Ideal for investors with a creative vision, Historic Newburgh area with scenic views. Very convenient location is accessible to all transportation services and amenities restaurants, grocery stores, Hudson River, and the Beacon Ferry. Also within walking distance to the Ferry for Commuting and George Washington's HQ.

38. 2013-12-18
    price $139,900
39. 2010-12-28
    soldstatus $55,000
40. 2010-12-08
    soldstatus $55,000
41. 2010-11-04
    historical
42. 2010-11-04
    price $80,000
43. 2010-06-11
    listed $55,000
44. 2006-08-08
    soldstatus $145,000
45. 2006-06-02
    historical
46. 2006-05-23
    soldstatus $126,983
47. 2006-05-18
    listed $145,000
48. 2002-12-03
    soldstatus $130,000
49. 2001-07-31
    soldstatus $37,500
50. 2001-07-30
    soldstatus $37,500

ⓘ 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: $5,660 · $472/mo
• Projected year-2 tax: $5,660 · $472/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 · 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: $44,700
• − Mortgage interest: −$9,243
• − Property taxes: −$5,660
• − Insurance: −$825
• − Repairs & maintenance: −$3,576
• − Management: −$3,576
• − Depreciation: −$4,800
• Taxable income: $17,021
• Est. tax owed @ 24.0%: −$4,085
• After-tax cash flow: $14,360/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

+132.4% since first listed

39 events — show timeline

• 2026-05-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Price Changed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-14 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-28 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-11-17 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-25 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-21 Sold (Public Records) $180,000 Public Records
• 2022-06-08 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-01-26 Price Changed $184,999 OneKey® MLS as Distributed by MLS Grid
• 2021-11-23 Sold (Public Records) $125,000 Public Records
• 2021-11-10 Listed $189,999 OneKey® MLS as Distributed by MLS Grid
• 2013-12-18 Price Changed $139,900 HGMLS
• 2010-12-28 Sold (Public Records) $55,000 Public Records
• 2010-12-08 Sold (MLS) $55,000 HGMLS
• 2010-11-04 Price Changed $80,000 HGMLS
• 2010-11-04 Delisted — HGMLS
• 2010-06-11 Listed $55,000 HGMLS
• 2006-08-08 Sold (MLS) $145,000 HGMLS
• 2006-06-02 Delisted — HGMLS
• 2006-05-23 Sold (Public Records) $126,983 Public Records
• 2006-05-18 Listed $145,000 HGMLS
• 2002-12-03 Sold (Public Records) $130,000 Public Records
• 2001-07-31 Sold (MLS) $37,500 HGMLS
• 2001-07-30 Sold (Public Records) $37,500 Public Records
• 2001-07-15 Price Changed $49,000 HGMLS
• 2001-07-15 Delisted — HGMLS
• 2001-06-09 Listed $37,500 HGMLS
• 1987-09-04 Sold (Public Records) $71,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $5,660 · -3.5% YoY. Source: county tax records.