16 Sycamore Trl · Wurtsboro Hills, NY 12790

$140,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 181 Days on market

Built 1932 3,920 sqft lot $181/sqft · 36% below area Est $218k · 36% 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 +26.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• 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

Three properties being sold together. Sale includes 14 Sycamore Trail, 16 Sycamore Trail, and an attached vacant parcel on Sycamore Trail in Wurtsboro, NY. All tax information, square footage, acreage, location, and legal details are based on the three parcels combined. 14 Sycamore Trail (SBL 41.-24-8) features a 2-bedroom, 1-bath mobile home offering approximately 768 sq ft on 0.46 acres and is currently tenant occupied with a month-to-month tenant. 16 Sycamore Trail (SBL 41.-24-9) features a 2-bedroom, 1-bath cottage offering approximately 775 sq ft on 0.09 acres and is currently occupied with a month-to-month tenant. The third parcel (SBL 41.-24-7) consists of approximately 0.18 acres of vacant land. Parcels can be located via the Sullivan County Parcel Viewer using the provided SBL numbers. Properties are not available for individual sale.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1932

🏷️ Possibly a rental listed for sale. The $140,000 price doesn't fit this home's estimated sale value (~$217,602) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: 109 active listings in the ZIP; 2 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $6k; list at $140k implies a 2126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $217,602
• List price: $140,000
• Delta: -35.66%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Ivy Rd N	0.10mi	2/1.0	781 (+1%)	10mo	$50,000	$64	86
17 Walnut Trl W	0.11mi	2/1.0	840 (+8%)	9mo	$26,000	$31	74
7 Hazelwood Rd	0.08mi	3/1.0 (+1)	868 (+12%)	9mo	$81,000	$93	64
43 Hilltop Trl	0.69mi	2/1.0	788 (+2%)	2mo	$80,000	$102	64
78 Cedar Rd	0.51mi	2/1.0	750 (-3%)	10mo	$28,000	$37	62
16 Firwood Rd	0.70mi	2/1.0	768 (-1%)	5mo	$76,525	$100	62
9 Eagle Trl	0.30mi	1/1.0 (-1)	670 (-14%)	9mo	$100,000	$149	51
24 Cedar Rd	0.70mi	2/2.0	800 (+3%)	11mo	$129,000	$161	49
47 Sunrise Trl	0.55mi	2/1.0	720 (-7%)	18mo	$150,000	$208	48
26 Dogwood Rd S	0.71mi	2/1.0	810 (+4%)	21mo	$75,000	$93	42
33 Rocky Trl	0.73mi	1/1.0 (-1)	850 (+10%)	5mo	$185,000	$218	41

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: 32.5%
• Equity multiple: 3.54×
• Total profit: $99,630
• Equity at exit: $126,123

10-year hold

• IRR: 28.1%
• Equity multiple: 8.02×
• Total profit: $275,092
• Equity at exit: $271,989

Cash invested: $39,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $367

Break-even live

Break-even rent $1,236

Max offer price $140,000

Occupancy floor 73%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Lincoln Rd Wurtsboro, NY	1.0	1.0	800	$1,700	$2.12	19d	1	1.13mi
11 Lincoln Rd Wurtsboro, NY	2.0	1.0	800	$1,700	$2.12	43d	1	1.13mi

Listing history 28 events

1. 2026-06-18
   days on market $140,000 Active 181 DOM
2. 2026-06-17
   days on market $140,000 Active 180 DOM
3. 2026-06-16
   days on market $140,000 Active 179 DOM
4. 2026-06-15
   days on market $140,000 Active 178 DOM
5. 2026-06-14
   days on market $140,000 Active 176 DOM
6. 2026-06-10
   days on market $140,000 Active 173 DOM
7. 2026-06-09
   days on market $140,000 Active 172 DOM
8. 2026-06-08
   days on market $140,000 Active 171 DOM
9. 2026-06-07
   days on market $140,000 Active 170 DOM
10. 2026-06-03
    days on market $140,000 Active 166 DOM
11. 2026-06-02
    days on market $140,000 Active 165 DOM
12. 2026-06-01
    days on market $140,000 Active 164 DOM
13. 2026-05-31
    days on market $140,000 Active 163 DOM
14. 2026-05-31
    days on market $140,000 Active 162 DOM
15. 2026-05-01
    status Active 855-char remark

    Show marketing remark (855 chars)

    Three properties being sold together. Sale includes 14 Sycamore Trail, 16 Sycamore Trail, and an attached vacant parcel on Sycamore Trail in Wurtsboro, NY. All tax information, square footage, acreage, location, and legal details are based on the three parcels combined. 14 Sycamore Trail (SBL 41.-24-8) features a 2-bedroom, 1-bath mobile home offering approximately 768 sq ft on 0.46 acres and is currently tenant occupied with a month-to-month tenant. 16 Sycamore Trail (SBL 41.-24-9) features a 2-bedroom, 1-bath cottage offering approximately 775 sq ft on 0.09 acres and is currently occupied with a month-to-month tenant. The third parcel (SBL 41.-24-7) consists of approximately 0.18 acres of vacant land. Parcels can be located via the Sullivan County Parcel Viewer using the provided SBL numbers. Properties are not available for individual sale.

16. 2026-04-10
    historical Active Under Contract 855-char remark

    Show marketing remark (855 chars)

    Three properties being sold together. Sale includes 14 Sycamore Trail, 16 Sycamore Trail, and an attached vacant parcel on Sycamore Trail in Wurtsboro, NY. All tax information, square footage, acreage, location, and legal details are based on the three parcels combined. 14 Sycamore Trail (SBL 41.-24-8) features a 2-bedroom, 1-bath mobile home offering approximately 768 sq ft on 0.46 acres and is currently tenant occupied with a month-to-month tenant. 16 Sycamore Trail (SBL 41.-24-9) features a 2-bedroom, 1-bath cottage offering approximately 775 sq ft on 0.09 acres and is currently occupied with a month-to-month tenant. The third parcel (SBL 41.-24-7) consists of approximately 0.18 acres of vacant land. Parcels can be located via the Sullivan County Parcel Viewer using the provided SBL numbers. Properties are not available for individual sale.

17. 2026-03-26
    status Active 855-char remark

    Show marketing remark (855 chars)

    Three properties being sold together. Sale includes 14 Sycamore Trail, 16 Sycamore Trail, and an attached vacant parcel on Sycamore Trail in Wurtsboro, NY. All tax information, square footage, acreage, location, and legal details are based on the three parcels combined. 14 Sycamore Trail (SBL 41.-24-8) features a 2-bedroom, 1-bath mobile home offering approximately 768 sq ft on 0.46 acres and is currently tenant occupied with a month-to-month tenant. 16 Sycamore Trail (SBL 41.-24-9) features a 2-bedroom, 1-bath cottage offering approximately 775 sq ft on 0.09 acres and is currently occupied with a month-to-month tenant. The third parcel (SBL 41.-24-7) consists of approximately 0.18 acres of vacant land. Parcels can be located via the Sullivan County Parcel Viewer using the provided SBL numbers. Properties are not available for individual sale.

18. 2026-02-02
    historical Active Under Contract 855-char remark

    Show marketing remark (855 chars)

    Three properties being sold together. Sale includes 14 Sycamore Trail, 16 Sycamore Trail, and an attached vacant parcel on Sycamore Trail in Wurtsboro, NY. All tax information, square footage, acreage, location, and legal details are based on the three parcels combined. 14 Sycamore Trail (SBL 41.-24-8) features a 2-bedroom, 1-bath mobile home offering approximately 768 sq ft on 0.46 acres and is currently tenant occupied with a month-to-month tenant. 16 Sycamore Trail (SBL 41.-24-9) features a 2-bedroom, 1-bath cottage offering approximately 775 sq ft on 0.09 acres and is currently occupied with a month-to-month tenant. The third parcel (SBL 41.-24-7) consists of approximately 0.18 acres of vacant land. Parcels can be located via the Sullivan County Parcel Viewer using the provided SBL numbers. Properties are not available for individual sale.

19. 2025-12-19
    listed $140,000 Active 855-char remark

    Show marketing remark (855 chars)

    Three properties being sold together. Sale includes 14 Sycamore Trail, 16 Sycamore Trail, and an attached vacant parcel on Sycamore Trail in Wurtsboro, NY. All tax information, square footage, acreage, location, and legal details are based on the three parcels combined. 14 Sycamore Trail (SBL 41.-24-8) features a 2-bedroom, 1-bath mobile home offering approximately 768 sq ft on 0.46 acres and is currently tenant occupied with a month-to-month tenant. 16 Sycamore Trail (SBL 41.-24-9) features a 2-bedroom, 1-bath cottage offering approximately 775 sq ft on 0.09 acres and is currently occupied with a month-to-month tenant. The third parcel (SBL 41.-24-7) consists of approximately 0.18 acres of vacant land. Parcels can be located via the Sullivan County Parcel Viewer using the provided SBL numbers. Properties are not available for individual sale.

20. 2025-12-18
    listed $140,000 Active 866-char remark

    Show marketing remark (866 chars)

    Three properties being sold together. Sale includes 14 Sycamore Trail, 16 Sycamore Trail, and an attached vacant parcel on Sycamore Trail in Wurtsboro, NY. All tax information, square footage, acreage, location, and legal details are based on the three parcels combined. 14 Sycamore Trail (SBL 41.-24-8) features a 2-bedroom, 1-bath mobile home offering approximately 768 sq ft on 0.46 acres and is currently tenant occupied with a month-to-month tenant. 16 Sycamore Trail (SBL 41.-24-9) features a 2-bedroom, 1-bath cottage offering approximately 775 sq ft on 0.09 acres and is currently tenant occupied with a month-to-month tenant. The third parcel (SBL 41.-24-7) consists of approximately 0.18 acres of vacant land. Parcels can be located via the Sullivan County Parcel Viewer using the provided SBL numbers. Properties are not available for individual sale.

21. 2025-12-03
    historical
22. 2025-06-16
    listed $145,000 Active
23. 2010-06-29
    soldstatus $6,290
24. 2006-09-25
    soldstatus $40,000
25. 2006-09-15
    soldstatus $40,000
26. 2006-07-28
    historical
27. 2006-06-09
    listed $40,000
28. 1998-10-30
    soldstatus $25,000

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,286 · $191/mo
• Expected delta: +$80/yr (+$7/mo · 3.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°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: $20,400
• − Mortgage interest: −$7,842
• − Property taxes: −$2,206
• − Insurance: −$700
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,073
• Taxable income: $2,315
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,844/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
• City population: 2,661
• 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

+460.0% since first listed

14 events — show timeline

• 2026-05-01 Relisted — HVCRMLS
• 2026-04-10 Contingent — HVCRMLS
• 2026-03-26 Relisted — HVCRMLS
• 2026-02-02 Contingent — HVCRMLS
• 2025-12-19 Listed $140,000 HVCRMLS
• 2025-12-18 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-16 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2010-06-29 Sold (Public Records) $6,290 Public Records
• 2006-09-25 Sold (Public Records) $40,000 Public Records
• 2006-09-15 Sold (MLS) $40,000 HGMLS
• 2006-07-28 Delisted — HGMLS
• 2006-06-09 Listed $40,000 HGMLS
• 1998-10-30 Sold (Public Records) $25,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,206 · +55.1% YoY. Source: county tax records.