Two-Unit Duplex on Wooded
For Sale
$699,000
55 Brewer Road, Newburgh, NY 12550
Both residences provide three bedrooms, two bathrooms, and separate living space within a 1998-built property.
Property Size3,012 SF
Days on Market47
Property Features for 55 Brewer Road
General Information
Standard status
Active
Size
3,012 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$11,243
Building Details
Building Size
3,012 SF
Year Built
1998
Units
2
Listing Agency:
HomeSmart Homes & Estates
(619) 618-9731
Listed By:
Rene E. Ruiz
(619) 618-9731
Source:
Cohenandcohenrealty
Added: Jun 26
Changed: Aug 4
Last Checked: Aug 10 at 11:04AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of HomeSmart Homes & Estates
Investment Insights
Based on property information with market context.
This two-family duplex contains 2 units, with each residence configured with 3 bedrooms and 2 bathrooms. The property offers 3,012 square feet of living space and was built in 1998. Its layout supports owner occupancy in one residence while the other is used as a rental, subject to the buyer’s intended arrangement.
The building sits on 2.7 acres of wooded land in Newburgh, NY, creating a private residential setting. The property is near the Newburgh Waterfront, restaurants, orchards, wineries, hiking, boating, kayaking, and shopping centers. Beacon Station and Metro-North service are approximately 10 minutes away, with bus and train options for travel toward New York City.
The building sits on 2.7 acres of wooded land in Newburgh, NY, creating a private residential setting. The property is near the Newburgh Waterfront, restaurants, orchards, wineries, hiking, boating, kayaking, and shopping centers. Beacon Station and Metro-North service are approximately 10 minutes away, with bus and train options for travel toward New York City.
Key Highlights
- 2‑unit duplex with 3 bedrooms and 2 bathrooms per residence
- 3,012 square feet of total living space
- Set on 2.7 acres of wooded land
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
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 - Both residences provide three bedrooms, two bathrooms, and separate living space within a 1998-built property.
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: 2‑unit duplex with 3 bedrooms and 2 bathrooms per residence; 3,012 square feet of total living space; Set on 2.7 acres of wooded land
