37 Robert Rd · Kiamesha Lake, NY 12751

$179,900

3 bd · 1.5 ba · 1,152 sqft · Townhouse public records · 81 Days on market

Built 1973 2,886 sqft lot $156/sqft · 24% below area Est $237k · 24% under $152/mo HOA · 8% of rent

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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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• 1% rule +5.7/10.0
• DSCR +5.0/10.0
• 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

Welcome Home to the Catskills — where life feels a little lighter, a little calmer, and a lot more yours. Set within the warm and welcoming Patio Homes community, this semi-attached 3-bedroom residence offers the chance to create a space that truly reflects you. It already has the heart and the layout — it just needs a bit of TLC to bring out its full potential. For the right buyer, that’s an opportunity to shape a home with character, comfort, and personal style. The main floor invites you to gather and unwind: A sunlit eat-in kitchen perfect for morning coffee and late-night conversations… A cozy living room with sliders that open to your private patio and backyard — ideal for summer dinners, quiet evenings, and watching the seasons change… A spacious utility room/pantry that keeps life organized and flowing. But the magic of this home extends far beyond its walls. This community is built for living well: A beautiful clubhouse for celebrations and milestones… New playgrounds where laughter fills the air… A life-guarded pool and cabana that turn hot days into mini vacations… An indoor gym and sports courts that make wellness part of your daily rhythm. And with the HOA handling snow removal, garbage pickup, and lawn care, you get to spend your time on what truly matters — family, friends, and the moments that make a house feel like home. Just minutes away, you’ll find everything you need: shopping, dining, entertainment, Resorts World Casino, YO1 Wellness Center, and the Kartrite Resort & Waterpark. Convenience meets comfort in the heart of the Catskills. This home is loved and lived in, so 24 hours’ notice for showings is appreciated. Priced to sell — and ready for its next chapter. Maybe yours

Key facts

• Walk up attic
• Playgrounds
• Beautiful pool

Tags

• WALK UP ATTIC
• LARGE BACK PATIO AREA
• CLUBHOUSE WITH FITNESS ROOM
• BEAUTIFUL POOL
• SPORTS COURTS
• PLAYGROUNDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: George L Cooke School (592 students, 71% 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) — zoned schools average 67% FRL vs 50% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (8.7% 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 (8.7% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 81 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $120k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $180k implies a 386% gain — meaningful room to come down on a strong offer.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.07% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 7.8

CMA / ARV

• ARV (median comp): $236,895
• List price: $179,900
• Delta: -24.06%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Elizabeth Way Way	0.04mi	3/2.0	1,152 (0%)	1mo	$170,000	$148	96
33 Peter Way	0.09mi	3/1.5	1,152 (0%)	12mo	$208,000	$181	86
11 Peter Way	0.10mi	3/1.5	1,152 (0%)	17mo	$185,000	$161	82
13 Elizabeth Way	0.09mi	3/1.5	1,152 (0%)	20mo	$220,000	$191	79
22 Robert Rd	0.04mi	3/2.5	1,152 (0%)	18mo	$229,900	$200	79
58 Peter Way	0.08mi	3/2.0	1,152 (0%)	24mo	$195,000	$169	74
5 Laura Ln	0.29mi	3/1.5	1,152 (0%)	15mo	$160,000	$139	74
22 James Pl	0.24mi	3/1.5	1,152 (0%)	19mo	$214,900	$187	73

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.75×
• Total profit: $88,396
• Equity at exit: $145,156

10-year hold

• IRR: 21.0%
• Equity multiple: 6.02×
• Total profit: $252,837
• Equity at exit: $296,620

Cash invested: $50,372 (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 12751

• Home prices YoY: 2.2%
• Active inventory: 19
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$253 /mo · $3,041/yr
• Insurance: −$75
• HOA: −$152
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $97

Break-even live

Break-even rent $1,802

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $199	-5% $148	+0% $97	+5% $46	+10% $-5
Rent	-10% $-55	-5% $21	+0% $97	+5% $173	+10% $249
Rate	-1.0pp $188	-0.5pp $143	base $97	+0.5pp $50	+1.0pp $3

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Medallion Rd Unit 1 Kiamesha Lake, NY	3.0	1.5	1440	$1,950	$1.35	15d	1	0.11mi
52 Medallion Rd Kiamesha Lake, NY	3.0	1.5	1440	$1,950	$1.35	20d	1	0.11mi
42 Krier Ln Kiamesha Lake, NY	2.0	1.5	1350	$1,650	$1.22	15d	1	0.65mi

HOA detail

• Monthly dues: $152 · $1,824/yr
• Likely covers: watertrashlandscapingsnow removalpoolgymsecurity

Listing history 17 events

1. 2026-06-07
   statusdays on market $179,900 Pending 81 DOM
2. 2026-06-03
   days on market $179,900 Active 80 DOM
3. 2026-06-02
   days on market $179,900 Active 79 DOM
4. 2026-06-01
   days on market $179,900 Active 78 DOM
5. 2026-05-31
   days on market $179,900 Active 77 DOM
6. 2026-05-31
   days on market $179,900 Active 76 DOM
7. 2026-05-08
   price $179,900 1818-char remark

   Show marketing remark (1818 chars)

   Welcome Home to the Catskills — where life feels a little lighter, a little calmer, and a lot more yours. Set within the warm and welcoming Patio Homes community, this semi-attached 3-bedroom residence offers the chance to create a space that truly reflects you. It already has the heart and the layout — it just needs a bit of TLC to bring out its full potential. For the right buyer, that’s an opportunity to shape a home with character, comfort, and personal style. The main floor invites you to gather and unwind: A sunlit eat-in kitchen perfect for morning coffee and late-night conversations… A cozy living room with sliders that open to your private patio and backyard — ideal for summer dinners, quiet evenings, and watching the seasons change… A spacious utility room/pantry that keeps life organized and flowing. But the magic of this home extends far beyond its walls. This community is built for living well: A beautiful clubhouse for celebrations and milestones… New playgrounds where laughter fills the air… A life-guarded pool and cabana that turn hot days into mini vacations… An indoor gym and sports courts that make wellness part of your daily rhythm. And with the HOA handling snow removal, garbage pickup, and lawn care, you get to spend your time on what truly matters — family, friends, and the moments that make a house feel like home. Just minutes away, you’ll find everything you need: shopping, dining, entertainment, Resorts World Casino, YO1 Wellness Center, and the Kartrite Resort & Waterpark. Convenience meets comfort in the heart of the Catskills. This home is loved and lived in, so 24 hours’ notice for showings is appreciated. Priced to sell — and ready for its next chapter. Maybe yours

8. 2026-04-09
   price $187,500 1818-char remark

   Show marketing remark (1818 chars)

   Welcome Home to the Catskills — where life feels a little lighter, a little calmer, and a lot more yours. Set within the warm and welcoming Patio Homes community, this semi-attached 3-bedroom residence offers the chance to create a space that truly reflects you. It already has the heart and the layout — it just needs a bit of TLC to bring out its full potential. For the right buyer, that’s an opportunity to shape a home with character, comfort, and personal style. The main floor invites you to gather and unwind: A sunlit eat-in kitchen perfect for morning coffee and late-night conversations… A cozy living room with sliders that open to your private patio and backyard — ideal for summer dinners, quiet evenings, and watching the seasons change… A spacious utility room/pantry that keeps life organized and flowing. But the magic of this home extends far beyond its walls. This community is built for living well: A beautiful clubhouse for celebrations and milestones… New playgrounds where laughter fills the air… A life-guarded pool and cabana that turn hot days into mini vacations… An indoor gym and sports courts that make wellness part of your daily rhythm. And with the HOA handling snow removal, garbage pickup, and lawn care, you get to spend your time on what truly matters — family, friends, and the moments that make a house feel like home. Just minutes away, you’ll find everything you need: shopping, dining, entertainment, Resorts World Casino, YO1 Wellness Center, and the Kartrite Resort & Waterpark. Convenience meets comfort in the heart of the Catskills. This home is loved and lived in, so 24 hours’ notice for showings is appreciated. Priced to sell — and ready for its next chapter. Maybe yours

9. 2026-03-16
   price $199,900 1818-char remark

   Show marketing remark (1818 chars)

   Welcome Home to the Catskills — where life feels a little lighter, a little calmer, and a lot more yours. Set within the warm and welcoming Patio Homes community, this semi-attached 3-bedroom residence offers the chance to create a space that truly reflects you. It already has the heart and the layout — it just needs a bit of TLC to bring out its full potential. For the right buyer, that’s an opportunity to shape a home with character, comfort, and personal style. The main floor invites you to gather and unwind: A sunlit eat-in kitchen perfect for morning coffee and late-night conversations… A cozy living room with sliders that open to your private patio and backyard — ideal for summer dinners, quiet evenings, and watching the seasons change… A spacious utility room/pantry that keeps life organized and flowing. But the magic of this home extends far beyond its walls. This community is built for living well: A beautiful clubhouse for celebrations and milestones… New playgrounds where laughter fills the air… A life-guarded pool and cabana that turn hot days into mini vacations… An indoor gym and sports courts that make wellness part of your daily rhythm. And with the HOA handling snow removal, garbage pickup, and lawn care, you get to spend your time on what truly matters — family, friends, and the moments that make a house feel like home. Just minutes away, you’ll find everything you need: shopping, dining, entertainment, Resorts World Casino, YO1 Wellness Center, and the Kartrite Resort & Waterpark. Convenience meets comfort in the heart of the Catskills. This home is loved and lived in, so 24 hours’ notice for showings is appreciated. Priced to sell — and ready for its next chapter. Maybe yours

10. 2026-03-15
    listed $299,900 Active 1818-char remark

    Show marketing remark (1818 chars)

    Welcome Home to the Catskills — where life feels a little lighter, a little calmer, and a lot more yours. Set within the warm and welcoming Patio Homes community, this semi-attached 3-bedroom residence offers the chance to create a space that truly reflects you. It already has the heart and the layout — it just needs a bit of TLC to bring out its full potential. For the right buyer, that’s an opportunity to shape a home with character, comfort, and personal style. The main floor invites you to gather and unwind: A sunlit eat-in kitchen perfect for morning coffee and late-night conversations… A cozy living room with sliders that open to your private patio and backyard — ideal for summer dinners, quiet evenings, and watching the seasons change… A spacious utility room/pantry that keeps life organized and flowing. But the magic of this home extends far beyond its walls. This community is built for living well: A beautiful clubhouse for celebrations and milestones… New playgrounds where laughter fills the air… A life-guarded pool and cabana that turn hot days into mini vacations… An indoor gym and sports courts that make wellness part of your daily rhythm. And with the HOA handling snow removal, garbage pickup, and lawn care, you get to spend your time on what truly matters — family, friends, and the moments that make a house feel like home. Just minutes away, you’ll find everything you need: shopping, dining, entertainment, Resorts World Casino, YO1 Wellness Center, and the Kartrite Resort & Waterpark. Convenience meets comfort in the heart of the Catskills. This home is loved and lived in, so 24 hours’ notice for showings is appreciated. Priced to sell — and ready for its next chapter. Maybe yours

11. 2014-02-06
    soldstatus $37,000 383-char remark

    Show marketing remark (383 chars)

    Located In Patio Homes, This Townhouse Features Open Living Room, Kitchen And Dining Area, Half Bath/Laundry Room Combination. Three Bedrooms And Full Bathroom Upstairs. Shopping And Attractions Are Local Or Within 30 Minutes To Middletown. Bethel Woods Performing Arts Center Is 15-20 Minute Drive on Route 17B. This Townhome Is Qualified For HomePath Mortgage Renovation Financing.

12. 2014-02-06
    soldstatus $37,000

    Show marketing remark (383 chars)

    Located In Patio Homes, This Townhouse Features Open Living Room, Kitchen And Dining Area, Half Bath/Laundry Room Combination. Three Bedrooms And Full Bathroom Upstairs. Shopping And Attractions Are Local Or Within 30 Minutes To Middletown. Bethel Woods Performing Arts Center Is 15-20 Minute Drive on Route 17B. This Townhome Is Qualified For HomePath Mortgage Renovation Financing.

13. 2014-01-11
    historical
14. 2013-10-25
    listed $37,900 383-char remark

    Show marketing remark (383 chars)

    Located In Patio Homes, This Townhouse Features Open Living Room, Kitchen And Dining Area, Half Bath/Laundry Room Combination. Three Bedrooms And Full Bathroom Upstairs. Shopping And Attractions Are Local Or Within 30 Minutes To Middletown. Bethel Woods Performing Arts Center Is 15-20 Minute Drive on Route 17B. This Townhome Is Qualified For HomePath Mortgage Renovation Financing.

15. 2013-10-25
    listed $37,900

    Show marketing remark (383 chars)

    Located In Patio Homes, This Townhouse Features Open Living Room, Kitchen And Dining Area, Half Bath/Laundry Room Combination. Three Bedrooms And Full Bathroom Upstairs. Shopping And Attractions Are Local Or Within 30 Minutes To Middletown. Bethel Woods Performing Arts Center Is 15-20 Minute Drive on Route 17B. This Townhome Is Qualified For HomePath Mortgage Renovation Financing.

16. 2005-01-18
    soldstatus $100,000
17. 1981-04-17
    soldstatus $34,000

ⓘ 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: $3,041 · $253/mo
• Projected year-2 tax: $3,041 · $253/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $23,100
• − Mortgage interest: −$10,077
• − Property taxes: −$3,041
• − Insurance: −$900
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$1,824
• − Depreciation: −$5,233
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $1,565/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 — Kiamesha Lake

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

Census & demographics

• City population: 1,340
• Population (ZIP): 1,340

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 (75%)
• Race & ethnicity: White 75% Two or more races 13% Black 11% Hispanic / Latino 10%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 9% Danish 9% Estonian 8%
• Foreign-born: 1%
• Languages at home: 51% English-only · German/W. Germanic 43% Spanish 6%

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: ▲ 8.68%
• Current HPI: 397.7278
• 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

+429.1% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $179,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $187,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-15 Listed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2014-02-06 Sold (MLS) $37,000 HGMLS
• 2014-02-06 Sold (MLS) $37,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-11 Delisted — HGMLS
• 2013-10-25 Listed $37,900 HGMLS
• 2013-10-25 Listed $37,900 OneKey® MLS as Distributed by MLS Grid
• 2005-01-18 Sold (Public Records) $100,000 Public Records
• 1981-04-17 Sold (Public Records) $34,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $3,041 · +2.2% YoY. Source: county tax records.