133 Pine St · Wurtsboro, NY 12790

$109,900

1 bd · 1.0 ba · 648 sqft · SingleFamily public records · 15 Days on market

Built 1950 1,742 sqft lot

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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 +26.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 1-bedroom, 1-bath home that has been completely gutted and is ready for your vision. The demolition work has already been done, providing a clean slate for renovation and customization. Whether you're an investor, contractor, or buyer looking to create a personalized living space, this property offers endless potential. The existing layout includes one bedroom, one bathroom, and a functional footprint ready for reconstruction. With the hard part of removing outdated materials already completed, you can focus on designing and finishing the home to your specifications. Once renovated, this property has the potential to become a comfortable primary residence, renta

Key facts

• Functional footprint
• Blank canvas
• Completely gutted

Tags

• COMPLETELY GUTTED
• CLEAN SLATE FOR RENOVATION
• ENDLESS POTENTIAL
• FUNCTIONAL FOOTPRINT
• BLANK CANVAS

Property features AI

Exterior

• Parking: On-street parking; No carport
• Utilities: Cesspool sewer; Cable available; Electricity available
• Home design: Single family residence; Living area per public records: 648
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Open floor plan; Basement (see remarks)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% 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; 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 $12k of equity ($760 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.30% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 6.4

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: 31.0%
• Equity multiple: 3.43×
• Total profit: $74,884
• Equity at exit: $99,007

10-year hold

• IRR: 26.8%
• Equity multiple: 7.79×
• Total profit: $208,995
• Equity at exit: $213,512

Cash invested: $30,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$208 /mo · $2,499/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $234

Break-even live

Break-even rent $1,135

Max offer price $109,900

Occupancy floor 79%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Sullivan St Unit Downstairs Wurtsboro, NY	2.0	1.0	700	$1,500	$2.14	13d	1	0.07mi
102 Sullivan St Unit 1 Wurtsboro, NY	1.0	1.0	500	$1,250	$2.50	18d	1	0.22mi

Listing history 10 events

1. 2026-06-18
   days on market $109,900 Active 15 DOM
2. 2026-06-17
   days on market $109,900 Active 14 DOM
3. 2026-06-16
   days on market $109,900 Active 13 DOM
4. 2026-06-15
   days on market $109,900 Active 12 DOM
5. 2026-06-14
   days on market $109,900 Active 10 DOM
6. 2026-06-10
   days on market $109,900 Active 7 DOM
7. 2026-06-09
   days on market $109,900 Active 6 DOM
8. 2026-06-08
   days on market $109,900 Active 5 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $109,900 Active 4 DOM

ⓘ 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: $2,499 · $208/mo
• Projected year-2 tax: $2,499 · $208/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $17,181
• − Mortgage interest: −$6,156
• − Property taxes: −$2,499
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,197
• Taxable income: $1,234
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,516/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

+57.2% since first listed

8 events — show timeline

• 2026-06-03 Listed $109,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $119,900 OneKey® MLS as Distributed by MLS Grid
• 2025-06-20 Listed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2015-08-14 Delisted — HGMLS
• 2015-08-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-08-14 Listed — HGMLS
• 2014-08-14 Listed $69,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $2,499 · +1.6% YoY. Source: county tax records.