259 Kingston Ave · Wurtsboro, NY 12790

$339,900

3 bd · 1.5 ba · 1,504 sqft · SingleFamily public records · 128 Days on market

Built 1968 0.86 ac lot Est $317k · 7% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +4.3/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

Key facts

• Newer cabinets
• Stainless appliances
• Large backyard

Tags

• HUGE LIVINGROOM
• BACK DECK
• NEWER CABINETS
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (25.7% below list).
• Recommended offer: $252k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#453 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: 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: 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; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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 $72k; list at $340k implies a 370% gain — meaningful room to come down on a strong offer.

Recommended offer $252,500 (25.7% 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 128 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $317,344
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
259 Kingston Ave	0.00mi	3/1.5	1,504 (0%)	1mo	$330,000	$219	99
17 Helm St	0.13mi	3/2.0	1,470 (-2%)	10mo	$300,500	$204	80
24 Hudson St	0.34mi	3/2.0	1,600 (+6%)	9mo	$320,000	$200	64
2 Marc Ln	0.26mi	3/1.5	1,356 (-10%)	14mo	$371,000	$274	60
3283 State Route 209	0.45mi	2/1.0 (-1)	1,496 (-0%)	17mo	$150,000	$100	57
14 Rosewood Ln	0.36mi	3/2.0	1,608 (+7%)	19mo	$370,000	$230	54
19 Third St	0.19mi	3/1.0	1,340 (-11%)	21mo	$283,000	$211	53
148 Kingston Ave	0.34mi	3/1.5	1,311 (-13%)	22mo	$249,900	$191	44
59 Grand St	0.41mi	3/1.0	1,352 (-10%)	23mo	$285,000	$211	43
233 Wilsey Valley Rd	0.49mi	3/2.0	1,650 (+10%)	22mo	$320,000	$194	41
14 Lindberg Ave	0.37mi	4/2.0 (+1)	1,296 (-14%)	15mo	$290,000	$224	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $161,073
• Equity at exit: $306,209

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $493,389
• Equity at exit: $660,351

Cash invested: $95,172 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$449 /mo · $5,388/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-378

Break-even live

Break-even rent $3,004

Max offer price $273,059

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-282	+0% $-378	+5% $-475	+10% $-571
Rent	-10% $-578	-5% $-478	+0% $-378	+5% $-279	+10% $-179
Rate	-1.0pp $-207	-0.5pp $-292	base $-378	+0.5pp $-466	+1.0pp $-556

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Pine St Unit 4 Wurtsboro, NY	2.0	1.5	1200	$2,525	$2.10	15d	1	0.22mi

Listing history 31 events

1. 2026-03-31
   status Pending
2. 2026-01-24
   price $339,900
3. 2025-11-23
   listed $349,900 Active
4. 2020-03-23
   soldstatus $72,345 Closed 410-char remark

   Show marketing remark (410 chars)

   Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

5. 2020-02-27
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

6. 2020-02-18
   price $79,500 410-char remark

   Show marketing remark (410 chars)

   Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

7. 2020-01-28
   price $85,600 410-char remark

   Show marketing remark (410 chars)

   Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

8. 2020-01-28
   status Active 410-char remark

   Show marketing remark (410 chars)

   Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

9. 2020-01-24
   historical 410-char remark

   Show marketing remark (410 chars)

   Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

10. 2020-01-17
    status Active 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

11. 2020-01-17
    historical 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

12. 2020-01-09
    status Active 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

13. 2020-01-08
    historical 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

14. 2020-01-07
    price $89,500 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

15. 2020-01-07
    status Active 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

16. 2020-01-06
    historical 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

17. 2019-12-18
    status Active 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

18. 2019-12-18
    historical 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

19. 2019-12-17
    price $92,600 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

20. 2019-12-17
    status Active 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

21. 2019-12-16
    historical 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

22. 2019-11-25
    listed $93,400 Active 410-char remark

    Show marketing remark (410 chars)

    Here's you chance to buy this unique split-level fixer-upper in Wurtsburo. This home sits on an approx. .86 -acre lot and offers approx 1,504 sqft. of living space close to major roads, shopping and local amenities. If you like a project, this could be it - Major TLC will be required to make move-in ready. Come take a look at this diamond in the rough! Additional Information: ParkingFeatures:1 Car Attached,

23. 2017-01-14
    historical
24. 2016-08-01
    historical
25. 2014-07-20
    listed $99,000
26. 2014-07-20
    listed
27. 2003-06-03
    soldstatus $144,500
28. 2003-04-25
    soldstatus $144,500
29. 2003-03-13
    historical
30. 2003-01-05
    listed $135,000
31. 2002-03-21
    soldstatus $129,000

ⓘ 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: $5,388 · $449/mo
• Projected year-2 tax: $5,566 · $464/mo
• Expected delta: +$178/yr (+$15/mo · 3.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 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: $30,300
• − Mortgage interest: −$19,040
• − Property taxes: −$5,388
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$9,888
• Taxable loss: −$10,563
• Est. tax savings @ 24.0%: +$2,535
• After-tax cash flow: $-2,005/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

• Score: 70/100
• State rank: #453
• US rank: #7914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wurtsboro, 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

+163.5% since first listed

31 events — show timeline

• 2026-03-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-24 Price Changed $339,900 OneKey® MLS as Distributed by MLS Grid
• 2025-11-23 Listed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2020-03-23 Sold (MLS) $72,345 OneKey® MLS as Distributed by MLS Grid
• 2020-02-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-18 Price Changed $79,500 OneKey® MLS as Distributed by MLS Grid
• 2020-01-28 Price Changed $85,600 OneKey® MLS as Distributed by MLS Grid
• 2020-01-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-01-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-01-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-01-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-07 Price Changed $89,500 OneKey® MLS as Distributed by MLS Grid
• 2020-01-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-01-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-12-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-12-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-12-17 Price Changed $92,600 OneKey® MLS as Distributed by MLS Grid
• 2019-12-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-12-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-11-25 Listed $93,400 OneKey® MLS as Distributed by MLS Grid
• 2017-01-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-08-01 Delisted — HGMLS
• 2014-07-20 Listed — HGMLS
• 2014-07-20 Listed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2003-06-03 Sold (Public Records) $144,500 Public Records
• 2003-04-25 Sold (MLS) $144,500 HGMLS
• 2003-03-13 Delisted — HGMLS
• 2003-01-05 Listed $135,000 HGMLS
• 2002-03-21 Sold (Public Records) $129,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,388 · +1.6% YoY. Source: county tax records.