Two-Family
For Sale
$699,000
55 Brewer Road, Newburgh, NY 12550
MULTI_FAMILY - Contemporary - Newburgh, NY
Property Size3,012 SF
Lot Size2.70 Acres
Price / SF$232.07
Days on Market51
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 5, Bathroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 6, Bathroom 4, Bedroom 1, Bedroom 3, Bathroom 3, Basement
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
Partially Finished, Finished, Storage Space
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
Natural Gas, Hot Water(Heating), Baseboard, Propane (Heating)
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Well
Building Details
Year built
1998
Number of units
2
Flooring type
Carpet, Laminate, Tile
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: Aug 3
Last Checked: Aug 11 at 6:06PM
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 well-maintained two-family duplex offers 2 units, with each unit featuring 3 bedrooms and 2 bathrooms. The property totals 3,012 sq. ft. of living space, with 1.506 sq. ft. per unit. Built in 1998 in a contemporary style, the home includes features such as washer/dryer hookup, storage, built-in features, and eat-in kitchen elements with stone counters. Flooring includes carpet, tile, and laminate. Heating is provided via baseboard and hot water systems, with propane and natural gas noted, and cooling is through window or wall/window unit(s). Exterior amenities include a deck, along with driveway and carport parking.
Set on 2.7 acres of peaceful, wooded land, the property offers a private residential setting. Utilities include a well for water service and a septic tank for sewer. The layout supports owner-occupancy as well as rental use, with an option to live in one unit and rent the other.
The home is located in the highly rated Newburgh school district and is positioned for access to Hudson Valley amenities, with commuting considerations referenced for routes into and out of NYC, including proximity to Metro-North Train service at Beacon Station.
Set on 2.7 acres of peaceful, wooded land, the property offers a private residential setting. Utilities include a well for water service and a septic tank for sewer. The layout supports owner-occupancy as well as rental use, with an option to live in one unit and rent the other.
The home is located in the highly rated Newburgh school district and is positioned for access to Hudson Valley amenities, with commuting considerations referenced for routes into and out of NYC, including proximity to Metro-North Train service at Beacon Station.
Key Highlights
- Two‑family duplex with 2 units, each offering 3 bedrooms and 2 bathrooms
- Total 3,012 sq. ft. living area; 1.506 sq. ft. per unit
- Built in 1998 with contemporary architecture and vinyl siding
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
Property Profile
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex with two 3-bedroom, 2-bath apartments, deck, and driveway/carport parking on private wooded land.
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‑family duplex with 2 units, each offering 3 bedrooms and 2 bathrooms; Total 3,012 sq. ft. living area; 1.506 sq. ft. per unit; Built in 1998 with contemporary architecture and vinyl siding
