5 Chestnut West · Wurtsboro Hills, NY 12790

$159,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 29 Days on market

Built 1969 0.28 ac lot $211/sqft · 8% below area Est $173k · 8% under

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Why this score? — see what drove the B- 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).

• Cash flow +23.0/30.0
• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Why rent when you can own? Buy this home!

Key facts

• Open floor plan
• Wood stove
• Two decks

Tags

• OPEN FLOOR PLAN
• WOOD STOVE
• TWO DECKS
• MOUNTAIN VIEWS
• LOW TAXES

Property features AI

Exterior

• Parking: Common parking; Driveway; Off-street parking; No carport
• Utilities: Cesspool sewer; Cable connected; Electricity connected
• Home design: Single family residence
• Construction: Vinyl siding construction; Partial, unfinished basement with walk-out access
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No cooling system
• Interior features: First-floor bedroom; Breakfast bar; High-speed internet; Natural woodwork; Open floor plan; Open kitchen; Pantry; Storage; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.1% in Wurtsboro Hills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Emma C Chase School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 228 students, 57% 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).
• Market conditions: 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $133k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (median comp): $173,000
• List price: $159,000
• Delta: -8.09%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $104,642
• Equity at exit: $143,240

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $293,960
• Equity at exit: $308,902

Cash invested: $44,520 (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 12790

• Home prices YoY: 26.8%
• Active inventory: 109
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $283

Break-even live

Break-even rent $1,337

Max offer price $159,000

Occupancy floor 78%

Sensitivity live

Price	-10% $373	-5% $328	+0% $283	+5% $238	+10% $193
Rent	-10% $149	-5% $216	+0% $283	+5% $350	+10% $417
Rate	-1.0pp $363	-0.5pp $324	base $283	+0.5pp $242	+1.0pp $200

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Lincoln Rd Wurtsboro, NY	1.0	1.0	800	$1,700	$2.12	20d	1	0.20mi
11 Lincoln Rd Wurtsboro, NY	2.0	1.0	800	$1,700	$2.12	45d	1	0.20mi
64 Yankee Lake Rd Wurtsboro, NY	1.0	1.0	700	$1,650	$2.36	15d	1	1.05mi

Listing history 24 events

1. 2026-06-02
   status $159,000 Pending 29 DOM
2. 2026-06-01
   days on market $159,000 Active 29 DOM
3. 2026-05-31
   days on market $159,000 Active 28 DOM
4. 2026-05-31
   days on market $159,000 Active 27 DOM
5. 2026-05-03
   listed $159,000 Active 558-char remark
6. 2025-07-01
   status Pending 668-char remark

   Show marketing remark (668 chars)

   Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Why rent when you can own? Buy this home!

7. 2025-02-05
   price $159,900 668-char remark

   Show marketing remark (668 chars)

   Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Why rent when you can own? Buy this home!

8. 2025-02-05
   status Active 668-char remark

   Show marketing remark (668 chars)

   Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Why rent when you can own? Buy this home!

9. 2025-02-01
   historical 668-char remark

   Show marketing remark (668 chars)

   Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Why rent when you can own? Buy this home!

10. 2024-10-08
    price $175,000 668-char remark

    Show marketing remark (668 chars)

    Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Why rent when you can own? Buy this home!

11. 2024-07-22
    listed $185,000 Active 668-char remark

    Show marketing remark (668 chars)

    Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Why rent when you can own? Buy this home!

12. 2022-12-22
    historical
13. 2022-09-06
    soldstatus $133,000
14. 2022-09-01
    soldstatus $133,000 Closed

    Show marketing remark (797 chars)

    Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a wall of stone, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Low taxes!!! Also has a community pool that you can join!! Why rent when you can own? Buy this home! Additional Information: HeatingFuel:Oil Above Ground,

15. 2022-07-12
    status Pending

    Show marketing remark (797 chars)

    Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a wall of stone, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Low taxes!!! Also has a community pool that you can join!! Why rent when you can own? Buy this home! Additional Information: HeatingFuel:Oil Above Ground,

16. 2022-05-20
    price $134,900

    Show marketing remark (797 chars)

    Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a wall of stone, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Low taxes!!! Also has a community pool that you can join!! Why rent when you can own? Buy this home! Additional Information: HeatingFuel:Oil Above Ground,

17. 2022-05-07
    listed $139,000 Active

    Show marketing remark (797 chars)

    Buy this cozy home! This charming Wurtsboro cottage is an ideal country retreat or year round home and offers 2 bedrooms 1 bath, central air, lots of sunny windows, a spacious living room, an open concept kitchen/dining and living room, a bonus room, 2 spacious bedrooms, a screened in porch, a deck for entertaining, a parklike landscape lawn, a wall of stone, a storage shed. So much!!! Nearby D&H, Bashakill trails, hikes, walks, minutes from town shops, restaurants, wineries and only 15 minutes from Monticello, nearby Casino, 15 Minutes from Middletown with ez access to and from highway I86. This home is cute and easy to maintain. Low taxes!!! Also has a community pool that you can join!! Why rent when you can own? Buy this home! Additional Information: HeatingFuel:Oil Above Ground,

18. 2021-06-30
    status Pending
19. 2021-06-30
    historical
20. 2021-06-21
    status Active
21. 2021-06-20
    historical
22. 2021-05-03
    status Active
23. 2020-11-10
    historical
24. 2020-09-21
    listed $129,900 Active

ⓘ 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: $1,874 · $156/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$407/yr (+$34/mo · 21.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $20,348
• − Mortgage interest: −$8,906
• − Property taxes: −$1,874
• − Insurance: −$795
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$4,625
• Taxable income: $891
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $3,186/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 — Wurtsboro Hills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Wurtsboro Hills, NY
• Population (ZIP): 4,341

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 9% Black 6% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Russian 7% Slovak 5% Scotch-Irish 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 3% Chinese 3% Russian/Polish/Slavic 3%

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: ▲ 95.79%
• Current HPI: 452.7233
• Rent YoY: —
• Metro: —
• 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

+22.4% since first listed

21 events — show timeline

• 2026-06-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-03 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2025-02-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-08 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-22 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-22 Rental Removed — ONEKEY
• 2022-09-06 Sold (Public Records) $133,000 Public Records
• 2022-09-01 Sold (MLS) $133,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-05-20 Price Changed $134,900 OneKey® MLS as Distributed by MLS Grid
• 2022-05-07 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-06-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-11-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-21 Listed $129,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2025): $1,874 · -0.6% YoY. Source: county tax records.