Two-Unit Duplex on Wooded
For Sale
$699,000
55 Brewer Road, Newburgh, NY 12550
Residential Income, Newburgh, NY
Property Size3,012 SF
Lot Size2.70 Acres
Price / SF$232.07
Days on Market97
Property Features for 55 Brewer Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 6, Bathroom 1, Bedroom 2, Bedroom 3, Basement, Bedroom 4, Bedroom 5, Bathroom 4, Bathroom 3, Bathroom 2
Parking features
Carport, Driveway
Patio and Porch features
Deck
Interior features
Built-in Features, Eat-in Kitchen, High Speed Internet, Open Kitchen, Original Details, Stone Counters, Storage, Walk Through Kitchen, Washer/Dryer Hookup
Basement
Storage Space, Finished, Partially Finished
Elementary school
Newburgh
Middle school
MEADOW HILL GLOBAL EXPLORATIONS MAGNET SCHOOL
High school
Newburgh Free Academy
Elementary school district
Newburgh
Middle school district
Newburgh
High school district
Newburgh
Standard status
Active
APN
334600-043-000-0003-005.120-0000
Lot size
2.70 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11244
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Baseboard, Propane (Heating), Natural Gas, Hot Water(Heating)
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Well
Building Details
Year built
1998
Number of units
2
Flooring type
Carpet, Tile, Laminate
Building materials
Vinyl Siding
Architectural style
Contemporary
Additional Structures
Storage
Listing Agency:
HomeSmart Homes & Estates · HomeSmart International
(845) 547-0005
Listed By:
Rene E. Ruiz
(619) 618-9731
Added: Jun 22
Changed: Sep 15
Last Checked: Sep 26 at 8:06AM
MLS# 1016766
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This contemporary duplex, built in 1998, contains two residential units with a combined 3,012 square feet of living space. Each unit is described as offering 3 bedrooms and 2 bathrooms, with kitchens, storage, basement space, and washer/dryer hookups. Interior details include stone counters, tile, laminate, and carpet flooring, while decks, vinyl siding, carport parking, and driveway parking add practical features. Heating includes baseboard, hot water, natural gas, and propane systems; cooling is provided by wall or window units.
The property occupies 2.7 acres of wooded land in Newburgh, NY, with well water and a septic tank. It is positioned near restaurants, orchards, wineries, hiking, boating, kayaking, shopping centers, and the Newburgh waterfront. Beacon Station and Metro-North service are approximately 10 minutes away, and the property is described as convenient for commuting to and from New York City.
The two-unit layout supports an owner-occupancy arrangement, with one unit available for the owner and the other for rental use.
The property occupies 2.7 acres of wooded land in Newburgh, NY, with well water and a septic tank. It is positioned near restaurants, orchards, wineries, hiking, boating, kayaking, shopping centers, and the Newburgh waterfront. Beacon Station and Metro-North service are approximately 10 minutes away, and the property is described as convenient for commuting to and from New York City.
The two-unit layout supports an owner-occupancy arrangement, with one unit available for the owner and the other for rental use.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms per unit
- 3,012 square feet of combined living space on 2.7 acres
- Each unit is described as 1,506 square feet
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$59,867
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,197,340
$1.2M
Cap Rate 7%
$855,243
$855.2K
Cap Rate 9%
$665,189
$665.2K
Market Conditions
NOI Build-Up for 3,012 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$88.6K $29.40/SF
− Vacancy
−$3.0K −$1.01/SF
EGI
$85.5K $28.39/SF
− OpEx
−$25.7K −$8.52/SF
NOI
$59.9K $19.88/SF
Area
Orange County, NY
Vacancy
3.42%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,197,340
Cap Rate 7%
$855,243
Cap Rate 9%
$665,189
Alternative Uses
Best Use
Multifamily LT 5
$855.2K
$748.3K – $997.8K
NOI $59,867 @ 7.0% cap · market cap 8.56%
Second Best
Apartment 5plus
$804.9K
$704.3K – $939.0K
NOI $56,341 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$1.02M
$892.6K – $1.19M
NOI $71,409 @ 7.0% cap · market cap 10.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Explore this area
Business Placement
Demographics for 12550, NY
55,869
Population
22,204
Households
2.5
Avg Household Size
37
Median Age
26%
College-Educated
86%
High-School Grad
34.7 sq mi
ZIP Area
1,610
Density / Sq Mi
$78,019
Median Household Income
$40,762
Median Earnings
$1,466
Median Rent
$297,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Contemporary two-family property with private outdoor space, separate living areas, and a flexible owner-occupancy configuration.
Where is this duplex located?
The property is located at 55 Brewer Road Newburgh, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms per unit; 3,012 square feet of combined living space on 2.7 acres; Each unit is described as 1,506 square feet
