Two-Unit Duplex on Wooded
For Sale
$699,000
55 Brewer Road, Newburgh, NY 12550
Two three-bedroom units support owner occupancy, rental use, or a combination of both.
Property Size3,012 SF
Lot Size2.70 Acres
Price / SF$232.07
Days on Market64
Property Features for 55 Brewer Road
General Information
Standard status
Active
Size
3,012 SF
Lot size
2.70 Acres
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Public Transit
Yes
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:
Maurafinnegan
Added: Jun 26
Changed: Aug 28
Last Checked: Aug 28 at 11:01AM
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 duplex contains two residential units, with each offering three bedrooms and two bathrooms. Constructed in 1998, the property sits on 2.7 acres of wooded land in Newburgh, providing a private setting for a two-family residential configuration. The layout supports living in one unit while leasing the other, subject to applicable requirements.
The property is located within the Newburgh school district and offers access to Hudson Valley destinations including the Newburgh waterfront, restaurants, orchards, wineries, hiking areas, shopping centers, and recreational activities such as boating and kayaking. Beacon Station on the Metro-North line is approximately 10 minutes away, with bus and train options available for travel toward New York City.
The property is located within the Newburgh school district and offers access to Hudson Valley destinations including the Newburgh waterfront, restaurants, orchards, wineries, hiking areas, shopping centers, and recreational activities such as boating and kayaking. Beacon Station on the Metro-North line is approximately 10 minutes away, with bus and train options available for travel toward New York City.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms in each unit
- 2.7 acres of wooded land
- Built in 1998
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 three-bedroom units support owner occupancy, rental use, or a combination of both.
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 in each unit; 2.7 acres of wooded land; Built in 1998
