17 Gold Dan Unit 56C · Kauneonga Lake, NY 12783

$175,000

3 bd · 2.0 ba · 1,600 sqft · Condo · 571 Days on market

Built 1955 ↓ 22% since listing

---

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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape NYC and find your ultimate upstate NY real estate sanctuary. This Bethel NY home for sale delivers a unique mix of rustic charm and modern flair, perfect for buyers seeking a Catskills house for sale that stands out. Nestled within 100+ sprawling acres of shared land, this unique residential co-op offers a low-maintenance country lifestyle without the hassle of solo property upkeep. Step inside to find stylish hardwood floors and massive windows that frame picturesque views of a serene private pond and rolling countryside. Designed for those who crave a weekend getaway or a full-time creative hub, the home features three spacious bedrooms, two bathrooms, and living spaces optimized f

Key facts

• Private pond
• Massive windows
• Built 1955

Tags

• PRIVATE POND
• STYLISH HARDWOOD FLOORS
• MASSIVE WINDOWS
• ROLLING COUNTRYSIDE VIEWS

Property features AI

Finance

• Other: Located in Swan Lake, Sullivan County; Directions: Briscoe Rd to County Rd 141, left on Gold Dan Rd to the upper parking lot
• HOA & community: Association present

Exterior

• Parking: Driveway; Parking lot
• Utilities: Public sewer; Electric service by NYSEG; Other utilities — see remarks
• Home design: Stock cooperative
• Exterior features: Not waterfront; No additional parcels

Interior

• Bedrooms: 9 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Baseboard heating; Wall/window cooling units
• Interior features: Electric water heater; Dogs allowed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Liberty Central School District (town): math 31% / reading 34% proficiency, ranked #569 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 691 students, 64% FRL); Liberty Middle School (math 12% / reading 29%, grade F, #664 of 729 statewide, top 91%, 529 students, 68% FRL); Liberty High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 596 students, 62% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Liberty Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 35 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 571 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 571 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.2%
• Equity multiple: 3.94×
• Total profit: $144,110
• Equity at exit: $157,654

10-year hold

• IRR: 32.9%
• Equity multiple: 8.88×
• Total profit: $386,108
• Equity at exit: $339,987

Cash invested: $49,000 (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 12783

• Home prices YoY: 2.5%
• Active inventory: 35
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $766

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 64%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 Old Tacy Rd Swan Lake, NY	4.0	2.0	2048	$2,500	$1.22	14d	1	1.07mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 571 DOM
2. 2026-06-17
   days on market $175,000 Active 570 DOM
3. 2026-06-16
   days on market $175,000 Active 569 DOM
4. 2026-06-15
   days on market $175,000 Active 568 DOM
5. 2026-06-14
   days on market $175,000 Active 566 DOM
6. 2026-06-13
   days on market $175,000 Active 565 DOM
7. 2026-06-10
   days on market $175,000 Active 563 DOM
8. 2026-06-09
   days on market $175,000 Active 562 DOM
9. 2026-06-08
   days on market $175,000 Active 561 DOM
10. 2026-06-07
    days on market $175,000 Active 560 DOM
11. 2026-06-03
    days on market $175,000 Active 556 DOM
12. 2026-06-02
    days on market $175,000 Active 555 DOM
13. 2026-06-01
    days on market $175,000 Active 554 DOM
14. 2026-05-31
    days on market $175,000 Active 553 DOM
15. 2026-05-31
    days on market $175,000 Active 552 DOM
16. 2026-05-19
    price $175,000
17. 2026-05-04
    status Active
18. 2026-04-19
    historical
19. 2025-10-24
    status Active
20. 2025-10-19
    historical
21. 2025-08-22
    price $189,000
22. 2025-05-06
    status Active
23. 2025-05-06
    price $199,000
24. 2025-04-19
    historical
25. 2025-04-17
    price $219,000
26. 2024-10-18
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,091
• Taxable income: $6,806
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $7,554/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: Liberty Central School District
• NCES district ID: 3617220
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,542
• Composite: 27.65/100
• National rank: #6920
• State rank: #569 of 590 in NY

Livability — Kauneonga Lake

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

Census & demographics

• City population: 507
• Population (ZIP): 1,357

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% Hispanic / Latino 13% Two or more races 6% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Romanian 4% Danish 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Other Indo-European 9% Spanish 5% Russian/Polish/Slavic 4%

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: ▲ 10.43%
• Current HPI: 433.2531
• 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

-22.2% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-18 Listed $225,000 OneKey® MLS as Distributed by MLS Grid