33 Clark St · Newburgh, NY 12550

$100,000

4 bd · 1.0 ba · 1,120 sqft · Townhouse public records · 137 Days on market

Built 1900 2,500 sqft lot $89/sqft · 56% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Don’t miss this opportunity to invest in a property with excellent income potential! This 4-bedroom, 1-bath townhouse sits on a 2,500 sq. ft. lot and offers plenty of room to add value. Built in 1900, the home is ready for renovation — ideal for investors looking to create a solid rental property or a profitable flip. Features include a full basement, oil heat, and public water. With some updates and the right vision, this property can become a strong addition to any investment portfolio. Located in a fast-developing area of Newburgh where demand for affordable housing remains high, this property presents the perfect chance to build equity and long-term returns.

Key facts

• Fast-developing area
• Oil heat
• Full basement

Tags

• FULL BASEMENT
• OIL HEAT
• PUBLIC WATER
• FAST-DEVELOPING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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; 384 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 34% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.41% ✓
• Cap rate: 19.64%
• Cash-on-cash: 47.69%
• DSCR: 3.12
• GRM: 3.5

CMA / ARV

• ARV (median comp): $228,667
• List price: $100,000
• Delta: -56.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Carson Ave	0.36mi	4/2.0	1,168 (+4%)	20mo	$190,000	$163	55
360 3rd St	0.67mi	3/1.5 (-1)	1,060 (-5%)	13mo	$215,000	$203	42
9 Norton St	0.70mi	3/1.5 (-1)	1,120 (0%)	23mo	$295,000	$263	41
191 Chambers St	0.62mi	3/1.0 (-1)	1,024 (-9%)	17mo	$176,000	$172	37

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: 42.3%
• Equity multiple: 2.76×
• Total profit: $49,153
• Equity at exit: $14,910

10-year hold

• IRR: 47.3%
• Equity multiple: 5.02×
• Total profit: $112,510
• Equity at exit: $8,646

Cash invested: $28,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$524
• Tax from tax record: −$222 /mo · $2,665/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $1,113

Break-even live

Break-even rent $998

Max offer price $100,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,169	-5% $1,141	+0% $1,113	+5% $1,084	+10% $1,056
Rent	-10% $923	-5% $1,018	+0% $1,113	+5% $1,208	+10% $1,303
Rate	-1.0pp $1,163	-0.5pp $1,138	base $1,113	+0.5pp $1,087	+1.0pp $1,060

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Clark St Newburgh, NY	3.0	1.0	785	$1,950	$2.48	44d	1	0.01mi
28 Hasbrouck St Newburgh, NY	3.0	1.5	1188	$2,700	$2.27	44d	1	0.16mi
42 Hasbrouck St Newburgh, NY	3.0	1.5	1008	$2,550	$2.53	44d	1	0.19mi
52 S Miller St Newburgh, NY	3.0	1.0	889	$1,900	$2.14	44d	1	0.22mi
22 Benkard Ave Unit 1 Newburgh, NY	3.0	1.0	1075	$1,750	$1.63	44d	1	0.28mi
259 1st St Newburgh, NY	3.0	2.0	883	$2,000	$2.27	44d	1	0.29mi
193 South St Unit 2 Newburgh, NY	3.0	1.5	1200	$2,415	$2.01	15d	1	0.55mi
81 Liberty Street Washington Hts Unit 2 Newburgh, NY	3.0	1.0	1362	$2,950	$2.17	44d	1	0.56mi
268 Carpenter Ave Unit 1 Newburgh, NY	3.0	2.0	950	$2,600	$2.74	24d	1	0.80mi
9 Arlington Pl Newburgh, NY	3.0	1.0	950	$2,300	$2.42	15d	1	0.85mi
171 West St Newburgh, NY	3.0	1.5	1299	$2,800	$2.16	24d	1	1.00mi

Listing history 6 events

1. 2026-05-13
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Don’t miss this opportunity to invest in a property with excellent income potential! This 4-bedroom, 1-bath townhouse sits on a 2,500 sq. ft. lot and offers plenty of room to add value. Built in 1900, the home is ready for renovation — ideal for investors looking to create a solid rental property or a profitable flip. Features include a full basement, oil heat, and public water. With some updates and the right vision, this property can become a strong addition to any investment portfolio. Located in a fast-developing area of Newburgh where demand for affordable housing remains high, this property presents the perfect chance to build equity and long-term returns.

2. 2026-04-01
   status Active 682-char remark

   Show marketing remark (682 chars)

   Don’t miss this opportunity to invest in a property with excellent income potential! This 4-bedroom, 1-bath townhouse sits on a 2,500 sq. ft. lot and offers plenty of room to add value. Built in 1900, the home is ready for renovation — ideal for investors looking to create a solid rental property or a profitable flip. Features include a full basement, oil heat, and public water. With some updates and the right vision, this property can become a strong addition to any investment portfolio. Located in a fast-developing area of Newburgh where demand for affordable housing remains high, this property presents the perfect chance to build equity and long-term returns.

3. 2026-01-29
   price $100,000 682-char remark

   Show marketing remark (682 chars)

   Don’t miss this opportunity to invest in a property with excellent income potential! This 4-bedroom, 1-bath townhouse sits on a 2,500 sq. ft. lot and offers plenty of room to add value. Built in 1900, the home is ready for renovation — ideal for investors looking to create a solid rental property or a profitable flip. Features include a full basement, oil heat, and public water. With some updates and the right vision, this property can become a strong addition to any investment portfolio. Located in a fast-developing area of Newburgh where demand for affordable housing remains high, this property presents the perfect chance to build equity and long-term returns.

4. 2025-11-13
   listed $150,000 Active 682-char remark

   Show marketing remark (682 chars)

   Don’t miss this opportunity to invest in a property with excellent income potential! This 4-bedroom, 1-bath townhouse sits on a 2,500 sq. ft. lot and offers plenty of room to add value. Built in 1900, the home is ready for renovation — ideal for investors looking to create a solid rental property or a profitable flip. Features include a full basement, oil heat, and public water. With some updates and the right vision, this property can become a strong addition to any investment portfolio. Located in a fast-developing area of Newburgh where demand for affordable housing remains high, this property presents the perfect chance to build equity and long-term returns.

5. 2025-08-27
   historical
6. 2025-02-26
   listed $300,000 Active

ⓘ 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: $2,665 · $222/mo
• Projected year-2 tax: $2,665 · $222/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 12% 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: $28,873
• − Mortgage interest: −$5,602
• − Property taxes: −$2,665
• − Insurance: −$500
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$2,909
• Taxable income: $12,578
• Est. tax owed @ 24.0%: −$3,019
• After-tax cash flow: $10,333/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

-66.7% since first listed

6 events — show timeline

• 2026-05-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $100,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-26 Listed $300,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $2,665 · -4.4% YoY. Source: county tax records.