56 Sullivan St · Wurtsboro, NY 12790

$225,000

2 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 56 Days on market

Built 1900 0.28 ac lot $163/sqft · 37% below area Est $358k · 37% 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 +22.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 56 Sullivan Street, an exciting opportunity in the heart of Wurtsboro. Located along the village’s main commercial corridor and offering C-1 zoning flexibility for permitted commercial or residential use, this turn key 3 bedroom, 1 bath home combines location and versatility. The property features a ground level primary bedroom, full bath, laundry hookup, driveway parking, very low property taxes, a newer septic system, and updated electric. Just steps from local restaurants, coffee shops, antique stores, and a health conscious market, and conveniently located near Route 17 only 90 minutes north of NYC, this home offers both accessibility and small town charm. Call today to

Key facts

• Updated electric
• Newer septic system
• Laundry hookup

Tags

• C-1 ZONING FLEXIBILITY
• GROUND LEVEL PRIMARY BEDROOM
• LAUNDRY HOOKUP
• DRIVEWAY PARKING
• NEWER SEPTIC SYSTEM
• UPDATED ELECTRIC

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank; Utilities: see remarks
• Home design: Single family residence
• Construction: Frame construction; Unfinished basement; Scuttle attic
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Oven; Refrigerator; Eat-in, open kitchen layout
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Oil heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Entrance foyer; Open kitchen; Storage; Bilco door(s) to unfinished basement; Scuttle attic
• Laundry & utility: Washer hookup; Unfinished basement for utilities/storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $225k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1900 — 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: 1.12% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (median comp): $357,501
• List price: $225,000
• Delta: -37.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Marc Ln	0.32mi	3/1.5 (+1)	1,356 (-2%)	14mo	$371,000	$274	64
19 Third St	0.33mi	3/1.0 (+1)	1,340 (-3%)	21mo	$283,000	$211	57
59 Grand St	0.37mi	3/1.0 (+1)	1,352 (-2%)	23mo	$285,000	$211	55
259 Kingston Ave	0.49mi	3/1.5 (+1)	1,504 (+9%)	1mo	$330,000	$219	55
17 Helm St	0.60mi	3/2.0 (+1)	1,470 (+6%)	10mo	$300,500	$204	43
148 Kingston Ave	0.53mi	3/1.5 (+1)	1,311 (-5%)	22mo	$249,900	$191	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: 28.9%
• Equity multiple: 3.28×
• Total profit: $143,915
• Equity at exit: $202,698

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $407,284
• Equity at exit: $437,126

Cash invested: $63,000 (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 12790

• Home prices YoY: 26.8%
• Active inventory: 109
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$332 /mo · $3,979/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $334

Break-even live

Break-even rent $2,102

Max offer price $225,000

Occupancy floor 82%

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: $56,250
• Closing costs: $6,750
• 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	14d	1	0.39mi

Listing history 50 events

1. 2026-06-18
   days on market $225,000 Active 56 DOM
2. 2026-06-17
   days on market $225,000 Active 55 DOM
3. 2026-06-16
   days on market $225,000 Active 54 DOM
4. 2026-06-15
   days on market $225,000 Active 53 DOM
5. 2026-06-14
   days on market $225,000 Active 51 DOM
6. 2026-06-10
   days on market $225,000 Active 48 DOM
7. 2026-06-09
   days on market $225,000 Active 47 DOM
8. 2026-06-08
   days on market $225,000 Active 46 DOM
9. 2026-06-07
   days on market $225,000 Active 45 DOM
10. 2026-06-03
    days on market $225,000 Active 41 DOM
11. 2026-06-02
    days on market $225,000 Active 40 DOM
12. 2026-06-01
    days on market $225,000 Active 39 DOM
13. 2026-05-31
    days on market $225,000 Active 38 DOM
14. 2026-05-31
    days on market $225,000 Active 37 DOM
15. 2026-05-12
    price $229,900 730-char remark
16. 2026-04-23
    listed $239,900 Active 730-char remark
17. 2026-04-09
    historical
18. 2026-03-03
    price $229,000
19. 2026-02-27
    price $229,900
20. 2026-02-18
    historical
21. 2026-02-18
    historical
22. 2026-02-17
    historical
23. 2026-02-12
    price $259,888
24. 2026-02-12
    listed $279,888 Active
25. 2026-02-09
    price $239,000
26. 2026-02-01
    price $259,000
27. 2026-01-05
    price $225,000
28. 2025-12-01
    price $230,000
29. 2025-11-14
    price $245,000
30. 2025-08-02
    listed $250,000 Active
31. 2025-07-02
    historical
32. 2025-03-21
    price $250,000
33. 2025-01-25
    price $260,000
34. 2025-01-14
    listed $270,000 Active
35. 2023-07-14
    listed $264,900 Active
36. 2023-07-14
    listed $264,900 Active
37. 2023-07-09
    historical
38. 2023-01-09
    status Active
39. 2022-12-19
    historical
40. 2022-11-23
    price $224,900
41. 2022-11-23
    price $224,900
42. 2022-09-27
    status Active
43. 2022-09-26
    historical
44. 2022-09-12
    price $229,900
45. 2022-09-12
    price $229,900
46. 2022-05-10
    price $239,900
47. 2022-05-10
    price $239,900
48. 2022-03-26
    listed $254,900 Active
49. 2022-03-26
    listed $254,900 Active
50. 2019-07-22
    soldstatus $50,000

ⓘ 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: $3,979 · $332/mo
• Projected year-2 tax: $3,979 · $332/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 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: −$12,603
• − Property taxes: −$3,979
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$6,545
• Taxable income: $533
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,880/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

+350.0% since first listed

37 events — show timeline

• 2026-05-20 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $229,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $229,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listing Removed — UNYREIS
• 2026-02-18 Listing Removed — UNYREIS
• 2026-02-17 Listing Removed — UNYREIS
• 2026-02-12 Price Changed $259,888 UNYREIS
• 2026-02-12 Listed $279,888 UNYREIS
• 2026-02-09 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Price Changed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-02 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-25 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-14 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-14 Listed $264,900 OneKey® MLS as Distributed by MLS Grid
• 2023-07-14 Listed $264,900 HVCRMLS
• 2023-07-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-01-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-12-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-11-23 Price Changed $224,900 HVCRMLS
• 2022-11-23 Price Changed $224,900 OneKey® MLS as Distributed by MLS Grid
• 2022-09-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-09-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-09-12 Price Changed $229,900 HVCRMLS
• 2022-09-12 Price Changed $229,900 OneKey® MLS as Distributed by MLS Grid
• 2022-05-10 Price Changed $239,900 HVCRMLS
• 2022-05-10 Price Changed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2022-03-26 Listed $254,900 OneKey® MLS as Distributed by MLS Grid
• 2022-03-26 Listed $254,900 HVCRMLS
• 2019-07-22 Sold (Public Records) $50,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,979 · +1.6% YoY. Source: county tax records.