137 Summitville Rd · Wurtsboro Hills, NY 12790

$365,000

5 bd · 1.5 ba · 2,277 sqft · SingleFamily public records · 103 Days on market

Built 1895 2.17 ac lot $160/sqft · 29% below area Est $515k · 29% under

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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 +4.7/30.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Located in the Catskill Mountain range and bordering the Shawangunk mountains, this 4/5-bedroom 2.5 bath home offers endless upstate enjoyment. Hiking is out the front door with the D & H Canal linear Park. Also nearby is the O & W Trail, 3500-acre Bashakill Wetlands Preserve, Fire Tower Trail and conveniently situated to the many sought after attractions the area has to offer. The home is roughly 2300 square feet with a first floor offering a bedroom, family room, dining room, living room with pellet stove, kitchen and half bath. The second floor has a primary bedroom and bathroom, 3 additional bedrooms and a full bathroom. There is a full walk-up attic with plenty of storage space. The property sits on 2 acres with outbuildings that could be re-envisioned into workshop/creative spaces or perhaps house a few chickens! Located on a NYC bus route this is an ideal weekend getaway or perfect for a year-round home.

Key facts

• Fire tower trail
• O&w trail
• Shawangunk mountains

Tags

• CATSKILL MOUNTAIN RANGE
• SHAWANGUNK MOUNTAINS
• D&H CANAL LINEAR PARK
• O&W TRAIL
• BASHAKILL WETLANDS PRESERVE
• FIRE TOWER TRAIL

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-906 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (43.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (37.4% below list).
• Recommended offer: $205k (43.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ellenville Central School District (town): math 32% / reading 46% proficiency, ranked #534 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $300k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,929 (43.9% 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 103 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1895 — 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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.64%
• DSCR: 0.53
• GRM: 13.3

CMA / ARV

• ARV (median comp): $514,600
• List price: $365,000
• Delta: -29.07%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $141,228
• Equity at exit: $328,821

10-year hold

• IRR: 16.0%
• Equity multiple: 5.52×
• Total profit: $461,579
• Equity at exit: $709,115

Cash invested: $102,200 (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: 13.3×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$646 /mo · $7,757/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-906

Break-even live

Break-even rent $3,434

Max offer price $204,929

Occupancy floor —

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $365,000 Active 103 DOM
2. 2026-06-17
   days on market $365,000 Active 102 DOM
3. 2026-06-16
   days on market $365,000 Active 101 DOM
4. 2026-06-15
   days on market $365,000 Active 100 DOM
5. 2026-06-13
   days on market $365,000 Active 98 DOM
6. 2026-06-12
   days on market $365,000 Active 97 DOM
7. 2026-06-09
   days on market $365,000 Active 94 DOM
8. 2026-06-08
   days on market $365,000 Active 93 DOM
9. 2026-06-07
   days on market $365,000 Active 92 DOM
10. 2026-06-07
    days on market $365,000 Active 91 DOM
11. 2026-06-04
    days on market $365,000 Active 88 DOM
12. 2026-06-02
    days on market $365,000 Active 87 DOM
13. 2026-06-01
    days on market $365,000 Active 86 DOM
14. 2026-05-31
    days on market $365,000 Active 85 DOM
15. 2026-04-08
    historical Active Under Contract 932-char remark

    Show marketing remark (932 chars)

    Located in the Catskill Mountain range and bordering the Shawangunk mountains, this 4/5-bedroom 2.5 bath home offers endless upstate enjoyment. Hiking is out the front door with the D & H Canal linear Park. Also nearby is the O & W Trail, 3500-acre Bashakill Wetlands Preserve, Fire Tower Trail and conveniently situated to the many sought after attractions the area has to offer. The home is roughly 2300 square feet with a first floor offering a bedroom, family room, dining room, living room with pellet stove, kitchen and half bath. The second floor has a primary bedroom and bathroom, 3 additional bedrooms and a full bathroom. There is a full walk-up attic with plenty of storage space. The property sits on 2 acres with outbuildings that could be re-envisioned into workshop/creative spaces or perhaps house a few chickens! Located on a NYC bus route this is an ideal weekend getaway or perfect for a year-round home.

16. 2026-03-07
    listed $365,000 Active 932-char remark

    Show marketing remark (928 chars)

    Located in the Catskill Mountain range and bordering the Shawangunk mountains, this 4/5-bedroom 2.5 bath home offers endless upstate enjoyment. Hiking is out the front door with the D&H Canal linear Park. Also nearby is the O&W Trail, 3500-acre Bashakill Wetlands Preserve, Fire Tower Trail and conveniently situated to the many sought after attractions the area has to offer. The home is roughly 2300 square feet with a first floor offering a bedroom, family room, dining room, living room with pellet stove, kitchen and half bath. The second floor has a primary bedroom and bathroom, 3 additional bedrooms and a full bathroom. There is a full walk-up attic with plenty of storage space. The property sits on 2 acres with outbuildings that could be re-envisioned into workshop/creative spaces or perhaps house a few chickens! Located on a NYC bus route this is an ideal weekend getaway or perfect for a year-round home.

17. 2026-03-07
    listed $365,000 Active 928-char remark

    Show marketing remark (928 chars)

    Located in the Catskill Mountain range and bordering the Shawangunk mountains, this 4/5-bedroom 2.5 bath home offers endless upstate enjoyment. Hiking is out the front door with the D&H Canal linear Park. Also nearby is the O&W Trail, 3500-acre Bashakill Wetlands Preserve, Fire Tower Trail and conveniently situated to the many sought after attractions the area has to offer. The home is roughly 2300 square feet with a first floor offering a bedroom, family room, dining room, living room with pellet stove, kitchen and half bath. The second floor has a primary bedroom and bathroom, 3 additional bedrooms and a full bathroom. There is a full walk-up attic with plenty of storage space. The property sits on 2 acres with outbuildings that could be re-envisioned into workshop/creative spaces or perhaps house a few chickens! Located on a NYC bus route this is an ideal weekend getaway or perfect for a year-round home.

18. 2021-03-22
    soldstatus $300,000
19. 2018-06-29
    soldstatus $47,150
20. 2017-08-14
    soldstatus $127,000
21. 2003-07-30
    soldstatus $131,500

ⓘ 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: $7,757 · $646/mo
• Projected year-2 tax: $7,757 · $646/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $27,440
• − Mortgage interest: −$20,446
• − Property taxes: −$7,757
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$10,618
• Taxable loss: −$17,596
• Est. tax savings @ 24.0%: +$4,223
• After-tax cash flow: $-6,650/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: Ellenville Central School District
• NCES district ID: 3610500
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $45,937
• Composite: 33.22/100
• National rank: #5525
• State rank: #534 of 590 in NY

Livability — Wurtsboro Hills

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

Census & demographics

• 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

+177.6% since first listed

7 events — show timeline

• 2026-04-08 Contingent — HVCRMLS
• 2026-03-07 Listed $365,000 HVCRMLS
• 2026-03-07 Listed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-22 Sold (Public Records) $300,000 Public Records
• 2018-06-29 Sold (Public Records) $47,150 Public Records
• 2017-08-14 Sold (Public Records) $127,000 Public Records
• 2003-07-30 Sold (Public Records) $131,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $7,757 · +33.2% YoY. Source: county tax records.