18 Mccune Pl · Wurtsboro, NY 12790

$249,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 39 Days on market

Built 1920 1.33 ac lot $156/sqft · 38% below area Est $402k · 38% under

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Why this score? — see what drove the C+ 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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

This lovely house sits on a private oversized, level lot on a quiet street in the heart of the historic village of Wurtsboro, which features delightful shops and restaurants. Great Commuter Location. features a spacious front and back yard that can accommodate all your gatherings. Excellent location. The home features three bedrooms and 2 baths with a spacious living room, and a spacious new kitchen and dinette. attached car garage. Municipal water. This property provides easy access to town amenities. It is 3 lots combined totaling 1.34 acres, which is a rear find in the village.

Key facts

• Quiet street
• Spacious front yard
• Spacious back yard

Tags

• PRIVATE OVERSIZED LOT
• QUIET STREET
• SPACIOUS FRONT YARD
• SPACIOUS BACK YARD
• GREAT COMMUTER LOCATION
• EASY ACCESS TO TOWN AMENITIES

Property features AI

Exterior

• Parking: Private garage; 1 garage space
• Utilities: Electricity connected (Orange & Rockland); Water connected; Septic tank
• Home design: Single family residence; Updated/remodeled condition
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; Additional parcel(s) included

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heating; Electric heating; No central cooling
• Interior features: First floor bedroom; First floor full bath; Eat-in kitchen; Entrance foyer; Dormer attic; Full basement with Bilco doors and crawl space; 9 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $33 ($391/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 39 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $121k; list at $249k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $401,663
• List price: $249,000
• Delta: -38.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Hudson St	0.21mi	3/2.0	1,600 (0%)	9mo	$320,000	$200	79
259 Kingston Ave	0.47mi	3/1.5	1,504 (-6%)	1mo	$330,000	$219	65
14 Rosewood Ln	0.56mi	3/2.0	1,608 (+0%)	19mo	$370,000	$230	53
17 Helm St	0.50mi	3/2.0	1,470 (-8%)	10mo	$300,500	$204	51
27 Marc Ln	0.44mi	3/2.5	1,764 (+10%)	22mo	$395,000	$224	38

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: 24.7%
• Equity multiple: 2.98×
• Total profit: $137,875
• Equity at exit: $224,319

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $404,756
• Equity at exit: $483,752

Cash invested: $69,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$497 /mo · $5,965/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $33

Break-even live

Break-even rent $2,484

Max offer price $249,000

Occupancy floor 94%

Sensitivity live

Price	-10% $174	-5% $103	+0% $33	+5% $-38	+10% $-108
Rent	-10% $-167	-5% $-67	+0% $33	+5% $132	+10% $232
Rate	-1.0pp $158	-0.5pp $96	base $33	+0.5pp $-32	+1.0pp $-98

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: $62,250
• Closing costs: $7,470
• 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	0.24mi

Listing history 36 events

1. 2026-06-21
   days on market $249,000 Active 39 DOM
2. 2026-06-18
   days on market $249,000 Active 36 DOM
3. 2026-06-17
   days on market $249,000 Active 35 DOM
4. 2026-06-16
   days on market $249,000 Active 34 DOM
5. 2026-06-15
   days on market $249,000 Active 33 DOM
6. 2026-06-14
   days on market $249,000 Active 31 DOM
7. 2026-06-10
   days on market $249,000 Active 28 DOM
8. 2026-06-09
   days on market $249,000 Active 27 DOM
9. 2026-06-08
   days on market $249,000 Active 26 DOM
10. 2026-06-07
    days on market $249,000 Active 25 DOM
11. 2026-06-03
    days on market $249,000 Active 21 DOM
12. 2026-06-02
    days on market $249,000 Active 20 DOM
13. 2026-06-01
    days on market $249,000 Active 19 DOM
14. 2026-05-31
    days on market $249,000 Active 18 DOM
15. 2026-05-31
    days on market $249,000 Active 17 DOM
16. 2026-05-08
    listed $249,000 Active 587-char remark
17. 2025-09-16
    historical
18. 2025-04-02
    price $245,000
19. 2025-02-24
    price $265,000
20. 2025-01-21
    listed $319,000 Active
21. 2023-12-29
    historical $2,200
22. 2023-12-05
    price $2,200
23. 2023-11-30
    price $2,400
24. 2023-10-20
    price $2,500
25. 2023-09-27
    price $2,700
26. 2023-07-12
    listed
27. 2023-01-18
    soldstatus $121,000
28. 2022-10-07
    soldstatus $85,900
29. 2022-07-14
    status Pending
30. 2022-07-14
    historical
31. 2022-06-29
    listed $119,900 Active
32. 2016-02-26
    soldstatus $79,000
33. 2016-02-24
    soldstatus $79,500
34. 2015-03-12
    listed $94,900
35. 2013-10-15
    historical
36. 2013-04-15
    listed $99,900

ⓘ 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: $5,965 · $497/mo
• Projected year-2 tax: $5,965 · $497/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 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: $30,300
• − Mortgage interest: −$13,948
• − Property taxes: −$5,965
• − Insurance: −$1,912
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$7,244
• Taxable loss: −$3,616
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $1,259/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
• 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

+149.2% since first listed

21 events — show timeline

• 2026-05-08 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-02 Price Changed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-21 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-29 Rental Removed $2,200 ONEKEY
• 2023-12-05 Price Changed $2,200 ONEKEY
• 2023-11-30 Price Changed $2,400 ONEKEY
• 2023-10-20 Price Changed $2,500 ONEKEY
• 2023-09-27 Price Changed $2,700 ONEKEY
• 2023-07-12 Listed for Rent — ONEKEY
• 2023-01-18 Sold (Public Records) $121,000 Public Records
• 2022-10-07 Sold (Public Records) $85,900 Public Records
• 2022-07-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-07-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-29 Listed $119,900 OneKey® MLS as Distributed by MLS Grid
• 2016-02-26 Sold (Public Records) $79,000 Public Records
• 2016-02-24 Sold (MLS) $79,500 OneKey® MLS as Distributed by MLS Grid
• 2015-03-12 Listed $94,900 OneKey® MLS as Distributed by MLS Grid
• 2013-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-15 Listed $99,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $5,965 · +1.6% YoY. Source: county tax records.