3 Kukas Rd · Monticello, NY 12701

$359,000

4 bd · 1.5 ba · 1,724 sqft · SingleFamily public records · 198 Days on market

Built 1960 $208/sqft · 29% below area Est $572k · 37% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.6/10.0

Listing remarks MLS

4 br, 1.5 bth 2 car garage with finished basement, Raised ranch on a dead end street, in a very quiet neighborhood. Newer seamless gutters, Newer roof, boiler, baseboard heating, hot water heater, New double pane tilt in windows plus storm windows, range, taxes $4,100 a year. Verify taxes: taxlookupnet Here's a short street level driveway for easy access in the winter Pellet stove insert for secondary heating source. No Association or Village taxes. No water and sewer bills. Great retirement area, stay close to family and friends. . 4 miles from the Casino and year round Indoor Water Park .

Key facts

• Finished basement
• Pellet stove insert
• Quiet neighborhood

Tags

• FINISHED BASEMENT
• NEWER SEAMLESS GUTTERS
• PELLET STOVE INSERT
• SHORT STREET LEVEL DRIVEWAY
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-643 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (38.2% below list).
• Recommended offer: $222k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 3.4% in Monticello — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#899 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: crime D, amenities F, commute F.
• Monticello Central School District (town): math 29% / reading 30% proficiency, ranked #577 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: George L Cooke School (592 students, 71% FRL); Robert J Kaiser Middle School (math 7% / reading 35%, grade F, #661 of 729 statewide, top 91%, 595 students, 66% FRL); Monticello High School (math 82% / reading 34%, grade C, #879 of 1,100 statewide, top 80%, 844 students, 63% FRL) — zoned schools average 67% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 188 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).
• At $2,217/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 814% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $359k implies a 299% gain — meaningful room to come down on a strong offer.

Recommended offer $221,731 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 13.5

CMA / ARV

• ARV (median comp): $571,988
• List price: $359,000
• Delta: -37.24%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $154,522
• Equity at exit: $323,416

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $487,230
• Equity at exit: $697,458

Cash invested: $100,520 (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 12701

• Home prices YoY: 16.7%
• Active inventory: 188
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,217 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$363 /mo · $4,354/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-643

Break-even live

Break-even rent $3,032

Max offer price $245,339

Occupancy floor —

Sensitivity live

Price	-10% $-440	-5% $-542	+0% $-643	+5% $-745	+10% $-847
Rent	-10% $-819	-5% $-731	+0% $-643	+5% $-556	+10% $-468
Rate	-1.0pp $-463	-0.5pp $-552	base $-643	+0.5pp $-736	+1.0pp $-831

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $359,000 Active 198 DOM
2. 2026-06-18
   days on market $359,000 Active 195 DOM
3. 2026-06-17
   days on market $359,000 Active 194 DOM
4. 2026-06-16
   days on market $359,000 Active 193 DOM
5. 2026-06-15
   days on market $359,000 Active 192 DOM
6. 2026-06-14
   days on market $359,000 Active 190 DOM
7. 2026-06-10
   days on market $359,000 Active 187 DOM
8. 2026-06-09
   pricedays on market $359,000 Active 186 DOM
9. 2026-06-08
   days on market $349,000 Active 185 DOM
10. 2026-06-07
    remarks 625-char remark
11. 2026-06-07
    pricedays on market $349,000 Active 184 DOM
12. 2026-06-03
    days on market $395,000 Active 180 DOM
13. 2026-06-02
    days on market $395,000 Active 179 DOM
14. 2026-06-01
    days on market $395,000 Active 178 DOM
15. 2026-05-31
    days on market $395,000 Active 177 DOM
16. 2026-05-31
    days on market $395,000 Active 176 DOM
17. 2025-12-08
    status Active 598-char remark

    Show marketing remark (598 chars)

    4 br, 1.5 bth 2 car garage with finished basement, Raised ranch on a dead end street, in a very quiet neighborhood. Newer seamless gutters, Newer roof, boiler, baseboard heating, hot water heater, New double pane tilt in windows plus storm windows, range, taxes $4,100 a year. Verify taxes: taxlookupnet Here's a short street level driveway for easy access in the winter Pellet stove insert for secondary heating source. No Association or Village taxes. No water and sewer bills. Great retirement area, stay close to family and friends. . 4 miles from the Casino and year round Indoor Water Park .

18. 2025-12-08
    price $395,000 598-char remark

    Show marketing remark (598 chars)

    4 br, 1.5 bth 2 car garage with finished basement, Raised ranch on a dead end street, in a very quiet neighborhood. Newer seamless gutters, Newer roof, boiler, baseboard heating, hot water heater, New double pane tilt in windows plus storm windows, range, taxes $4,100 a year. Verify taxes: taxlookupnet Here's a short street level driveway for easy access in the winter Pellet stove insert for secondary heating source. No Association or Village taxes. No water and sewer bills. Great retirement area, stay close to family and friends. . 4 miles from the Casino and year round Indoor Water Park .

19. 2025-09-11
    historical 598-char remark

    Show marketing remark (598 chars)

    4 br, 1.5 bth 2 car garage with finished basement, Raised ranch on a dead end street, in a very quiet neighborhood. Newer seamless gutters, Newer roof, boiler, baseboard heating, hot water heater, New double pane tilt in windows plus storm windows, range, taxes $4,100 a year. Verify taxes: taxlookupnet Here's a short street level driveway for easy access in the winter Pellet stove insert for secondary heating source. No Association or Village taxes. No water and sewer bills. Great retirement area, stay close to family and friends. . 4 miles from the Casino and year round Indoor Water Park .

20. 2025-09-08
    listed $335,000 Active 598-char remark

    Show marketing remark (598 chars)

    4 br, 1.5 bth 2 car garage with finished basement, Raised ranch on a dead end street, in a very quiet neighborhood. Newer seamless gutters, Newer roof, boiler, baseboard heating, hot water heater, New double pane tilt in windows plus storm windows, range, taxes $4,100 a year. Verify taxes: taxlookupnet Here's a short street level driveway for easy access in the winter Pellet stove insert for secondary heating source. No Association or Village taxes. No water and sewer bills. Great retirement area, stay close to family and friends. . 4 miles from the Casino and year round Indoor Water Park .

21. 2004-07-12
    soldstatus $90,000

ⓘ 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: $4,354 · $363/mo
• Projected year-2 tax: $5,211 · $434/mo
• Expected delta: +$856/yr (+$71/mo · 19.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,608
• − Mortgage interest: −$20,110
• − Property taxes: −$4,354
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$10,444
• Taxable loss: −$14,352
• Est. tax savings @ 24.0%: +$3,445
• After-tax cash flow: $-4,276/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: Monticello Central School District
• NCES district ID: 3619740
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $44,696
• Composite: 25.28/100
• National rank: #7491
• State rank: #577 of 590 in NY

Livability — Monticello

• Score: 61/100
• State rank: #899
• US rank: #17510

Category grades

Amenities F Commute F Cost of living A- Crime D Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sullivan County · 12,197 people
• City population: 12,197
• Metro: nan
• Population (ZIP): 12,197
• Household income: $57,222
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 814.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 31% Black 15% Two or more races 15% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 19% Dominican 3%
• Common ancestry: Scotch-Irish 3% Romanian 2% Iranian 1%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 71% English-only · Spanish 20% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 72.71%
• Current HPI: 507.739
• Rent YoY: —
• Metro: nan
• 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

+338.9% since first listed

5 events — show timeline

• 2025-12-08 Price Changed $395,000 ForSaleByOwner.com
• 2025-12-08 Relisted — ForSaleByOwner.com
• 2025-09-11 Delisted — ForSaleByOwner.com
• 2025-09-08 Listed $335,000 ForSaleByOwner.com
• 2004-07-12 Sold (Public Records) $90,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $4,354 · -14.7% YoY. Source: county tax records.