9 Gail Dr · Loch Sheldrake, NY 12759

$284,900

2 bd · 2.0 ba · 1,203 sqft · SingleFamily public records · 165 Days on market

Built 1983 9,583 sqft lot $237/sqft · at area comps Est $284k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +7.3/15.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Your Turnkey Sheldrake Shores Retreat – Where Every Detail is Done This immaculate 2-bedroom, 2-bath ranch in the sought-after Sheldrake Shores community isn't just move-in ready—it's unpack-and-exhale ready. From the moment you arrive, you'll feel the difference between a house and a home that's been thoughtfully upgraded and lovingly maintained. Sunlight floods through newer windows (installed within the last four years), illuminating fresh flooring that flows seamlessly from room to room. The open-concept living space connects effortlessly—living room to kitchen to inviting eat-in area—creating the perfect backdrop for lazy weekend mornings with coffee brewing and easy conversations that stretch into afternoon. The heart of this home is the beautifully appointed kitchen featuring stainless steel appliances, distinctive counter and backsplash design, and a layout that makes entertaining feel natural. Whether you're hosting friends or simply savoring quiet dinners, the space adapts beautifully. A cozy fireplace anchors the living area, promising crackling fires on cool mountain evenings. Step through sliding doors onto your brand-new wraparound deck—the kind of outdoor space that instantly becomes your favorite room. Beyond the deck, a private fenced yard awaits your vision: morning yoga sessions, a vegetable garden, space for pets to roam, or simply a secluded spot to read under the Sullivan County sky. Both designer bathrooms showcase quality craftsmanship and thoughtful details, while spacious bedrooms offer the restful retreat you crave after days spent exploring or simply unwinding. Recent improvements add real confidence to ownership: new windows and flooring completed within the last four years, a roof only two years old, and a brand-new wraparound deck. This is low-maintenance living at its finest—spend your time enjoying life, not managing projects. Optional lake association membership unlocks access to your private community lake for swimming, kayaking, canoeing, and paddleboarding. The welcoming, close-knit Sheldrake Shores community creates the perfect balance—friendly neighbors without the noise, lake life without the crowds. Whether you're here every weekend or making it your year-round home, you'll find the slower pace absolutely intoxicating. Summer lake days give way to brilliant fall foliage, cozy winter mornings by the fire, and spring awakening across rolling hills. Every season reveals why Sullivan County living captures hearts and never lets go. Minutes away you'll find Resorts World Catskills Casino for entertainment and dining, Bethel Woods Center for the Arts for world-class concerts just 20 minutes away, the creative energy of Hurleyville Arts District, Lake Superior State Park for hiking and paddling, plus local farmers markets, wineries, breweries, and charming cafés. Wooded trails and open skies stretch in every direction, inviting year-round outdoor adventure. Just two hours from NYC with easy Route 17 access, this location is close enough for spontaneous escapes yet far enough to truly disconnect. Leave Friday stress behind and arrive in time for sunset. This is your permission to slow down, breathe deep, and remember what weekends—or every day—should feel like. This pristine Sullivan County gem represents the rare find: a home that's been meticulously cared for, recently updated, and absolutely ready for your story to begin today.

Key facts

• Fresh flooring
• Defined fenced space
• Newer windows

Tags

• NEWER WINDOWS
• FRESH FLOORING
• OPEN FLOW
• WARM FIREPLACE
• NEW WRAP AROUND DECK
• DEFINED FENCED SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (4.1% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#793 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools F, amenities F, commute F.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 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 $30k of equity ($2k loan paydown + $28k 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; list at $285k implies a 206% gain — meaningful room to come down on a strong offer.

Recommended offer $250,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $283,916
• List price: $284,900
• Delta: 0.35%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Morris Dr	0.16mi	2/2.0	1,300 (+8%)	7mo	$320,000	$246	73

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: 25.9%
• Equity multiple: 3.07×
• Total profit: $164,837
• Equity at exit: $256,660

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $477,993
• Equity at exit: $553,498

Cash invested: $79,772 (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 12759

• Home prices YoY: 5.1%
• Active inventory: 22
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,732 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$395 /mo · $4,739/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $151

Break-even live

Break-even rent $2,541

Max offer price $284,900

Occupancy floor 89%

Sensitivity live

Price	-10% $312	-5% $231	+0% $151	+5% $70	+10% $-10
Rent	-10% $-65	-5% $43	+0% $151	+5% $259	+10% $367
Rate	-1.0pp $294	-0.5pp $223	base $151	+0.5pp $77	+1.0pp $2

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 New York 52 Unit 1 Fallsburg, NY	3.0	2.5	1450	$3,300	$2.28	20d	1	0.37mi
38 Karmel And Jacobs Rd Apt 3 Loch Sheldrake, NY	3.0	1.0	900	$1,800	$2.00	15d	1	0.55mi

Listing history 22 events

1. 2026-06-21
   days on market $284,900 Active 165 DOM
2. 2026-06-18
   days on market $284,900 Active 162 DOM
3. 2026-06-17
   days on market $284,900 Active 161 DOM
4. 2026-06-16
   days on market $284,900 Active 160 DOM
5. 2026-06-15
   days on market $284,900 Active 159 DOM
6. 2026-06-14
   days on market $284,900 Active 157 DOM
7. 2026-06-13
   days on market $284,900 Active 156 DOM
8. 2026-06-10
   days on market $284,900 Active 154 DOM
9. 2026-06-09
   days on market $284,900 Active 153 DOM
10. 2026-06-08
    days on market $284,900 Active 152 DOM
11. 2026-06-07
    days on market $284,900 Active 151 DOM
12. 2026-06-03
    days on market $284,900 Active 147 DOM
13. 2026-06-02
    days on market $284,900 Active 146 DOM
14. 2026-06-01
    pricedays on market $284,900 Active 145 DOM
15. 2026-05-31
    days on market $299,900 Active 144 DOM
16. 2026-05-31
    days on market $299,900 Active 143 DOM
17. 2026-02-28
    price $299,900 3494-char remark

    Show marketing remark (3494 chars)

    Your Turnkey Sheldrake Shores Retreat – Where Every Detail is Done This immaculate 2-bedroom, 2-bath ranch in the sought-after Sheldrake Shores community isn't just move-in ready—it's unpack-and-exhale ready. From the moment you arrive, you'll feel the difference between a house and a home that's been thoughtfully upgraded and lovingly maintained. Sunlight floods through newer windows (installed within the last four years), illuminating fresh flooring that flows seamlessly from room to room. The open-concept living space connects effortlessly—living room to kitchen to inviting eat-in area—creating the perfect backdrop for lazy weekend mornings with coffee brewing and easy conversations that stretch into afternoon. The heart of this home is the beautifully appointed kitchen featuring stainless steel appliances, distinctive counter and backsplash design, and a layout that makes entertaining feel natural. Whether you're hosting friends or simply savoring quiet dinners, the space adapts beautifully. A cozy fireplace anchors the living area, promising crackling fires on cool mountain evenings. Step through sliding doors onto your brand-new wraparound deck—the kind of outdoor space that instantly becomes your favorite room. Beyond the deck, a private fenced yard awaits your vision: morning yoga sessions, a vegetable garden, space for pets to roam, or simply a secluded spot to read under the Sullivan County sky. Both designer bathrooms showcase quality craftsmanship and thoughtful details, while spacious bedrooms offer the restful retreat you crave after days spent exploring or simply unwinding. Recent improvements add real confidence to ownership: new windows and flooring completed within the last four years, a roof only two years old, and a brand-new wraparound deck. This is low-maintenance living at its finest—spend your time enjoying life, not managing projects. Optional lake association membership unlocks access to your private community lake for swimming, kayaking, canoeing, and paddleboarding. The welcoming, close-knit Sheldrake Shores community creates the perfect balance—friendly neighbors without the noise, lake life without the crowds. Whether you're here every weekend or making it your year-round home, you'll find the slower pace absolutely intoxicating. Summer lake days give way to brilliant fall foliage, cozy winter mornings by the fire, and spring awakening across rolling hills. Every season reveals why Sullivan County living captures hearts and never lets go. Minutes away you'll find Resorts World Catskills Casino for entertainment and dining, Bethel Woods Center for the Arts for world-class concerts just 20 minutes away, the creative energy of Hurleyville Arts District, Lake Superior State Park for hiking and paddling, plus local farmers markets, wineries, breweries, and charming cafés. Wooded trails and open skies stretch in every direction, inviting year-round outdoor adventure. Just two hours from NYC with easy Route 17 access, this location is close enough for spontaneous escapes yet far enough to truly disconnect. Leave Friday stress behind and arrive in time for sunset. This is your permission to slow down, breathe deep, and remember what weekends—or every day—should feel like. This pristine Sullivan County gem represents the rare find: a home that's been meticulously cared for, recently updated, and absolutely ready for your story to begin today.

18. 2026-01-07
    listed $310,900 Active 3494-char remark

    Show marketing remark (3494 chars)

    Your Turnkey Sheldrake Shores Retreat – Where Every Detail is Done This immaculate 2-bedroom, 2-bath ranch in the sought-after Sheldrake Shores community isn't just move-in ready—it's unpack-and-exhale ready. From the moment you arrive, you'll feel the difference between a house and a home that's been thoughtfully upgraded and lovingly maintained. Sunlight floods through newer windows (installed within the last four years), illuminating fresh flooring that flows seamlessly from room to room. The open-concept living space connects effortlessly—living room to kitchen to inviting eat-in area—creating the perfect backdrop for lazy weekend mornings with coffee brewing and easy conversations that stretch into afternoon. The heart of this home is the beautifully appointed kitchen featuring stainless steel appliances, distinctive counter and backsplash design, and a layout that makes entertaining feel natural. Whether you're hosting friends or simply savoring quiet dinners, the space adapts beautifully. A cozy fireplace anchors the living area, promising crackling fires on cool mountain evenings. Step through sliding doors onto your brand-new wraparound deck—the kind of outdoor space that instantly becomes your favorite room. Beyond the deck, a private fenced yard awaits your vision: morning yoga sessions, a vegetable garden, space for pets to roam, or simply a secluded spot to read under the Sullivan County sky. Both designer bathrooms showcase quality craftsmanship and thoughtful details, while spacious bedrooms offer the restful retreat you crave after days spent exploring or simply unwinding. Recent improvements add real confidence to ownership: new windows and flooring completed within the last four years, a roof only two years old, and a brand-new wraparound deck. This is low-maintenance living at its finest—spend your time enjoying life, not managing projects. Optional lake association membership unlocks access to your private community lake for swimming, kayaking, canoeing, and paddleboarding. The welcoming, close-knit Sheldrake Shores community creates the perfect balance—friendly neighbors without the noise, lake life without the crowds. Whether you're here every weekend or making it your year-round home, you'll find the slower pace absolutely intoxicating. Summer lake days give way to brilliant fall foliage, cozy winter mornings by the fire, and spring awakening across rolling hills. Every season reveals why Sullivan County living captures hearts and never lets go. Minutes away you'll find Resorts World Catskills Casino for entertainment and dining, Bethel Woods Center for the Arts for world-class concerts just 20 minutes away, the creative energy of Hurleyville Arts District, Lake Superior State Park for hiking and paddling, plus local farmers markets, wineries, breweries, and charming cafés. Wooded trails and open skies stretch in every direction, inviting year-round outdoor adventure. Just two hours from NYC with easy Route 17 access, this location is close enough for spontaneous escapes yet far enough to truly disconnect. Leave Friday stress behind and arrive in time for sunset. This is your permission to slow down, breathe deep, and remember what weekends—or every day—should feel like. This pristine Sullivan County gem represents the rare find: a home that's been meticulously cared for, recently updated, and absolutely ready for your story to begin today.

19. 2020-08-14
    soldstatus $93,000
20. 2020-08-06
    soldstatus $93,000 Closed 668-char remark

    Show marketing remark (668 chars)

    Welcome to Loch Sheldrake Shores in the beautiful Sullivan Catskill Mountains! Come enjoy this ranch home featuring 2 bedrooms and 2 bathrooms with a separate room/den off of the living room. 1203 square feet of living space perfect size for a weekend getaway. Brand new deck to enjoy the backyard, remodeled master bath, and pellet stove for efficient heating. Join the community and get access to a pool, clubhouse, and lake access. Plenty of recreation around the area as well. Hunting, fishing, kayaking, hiking you name it Sullivan County has you covered for all your recreational needs. Come enjoy the simple life of the country side at a super affordable price!

21. 2020-05-30
    price $99,500 668-char remark

    Show marketing remark (668 chars)

    Welcome to Loch Sheldrake Shores in the beautiful Sullivan Catskill Mountains! Come enjoy this ranch home featuring 2 bedrooms and 2 bathrooms with a separate room/den off of the living room. 1203 square feet of living space perfect size for a weekend getaway. Brand new deck to enjoy the backyard, remodeled master bath, and pellet stove for efficient heating. Join the community and get access to a pool, clubhouse, and lake access. Plenty of recreation around the area as well. Hunting, fishing, kayaking, hiking you name it Sullivan County has you covered for all your recreational needs. Come enjoy the simple life of the country side at a super affordable price!

22. 2020-05-23
    listed $95,500 Active 668-char remark

    Show marketing remark (668 chars)

    Welcome to Loch Sheldrake Shores in the beautiful Sullivan Catskill Mountains! Come enjoy this ranch home featuring 2 bedrooms and 2 bathrooms with a separate room/den off of the living room. 1203 square feet of living space perfect size for a weekend getaway. Brand new deck to enjoy the backyard, remodeled master bath, and pellet stove for efficient heating. Join the community and get access to a pool, clubhouse, and lake access. Plenty of recreation around the area as well. Hunting, fishing, kayaking, hiking you name it Sullivan County has you covered for all your recreational needs. Come enjoy the simple life of the country side at a super affordable price!

ⓘ 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: $4,739 · $395/mo
• Projected year-2 tax: $4,777 · $398/mo
• Expected delta: +$38/yr (+$3/mo · 0.8%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $32,788
• − Mortgage interest: −$15,959
• − Property taxes: −$4,739
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$8,288
• Taxable loss: −$2,869
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $2,499/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: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Loch Sheldrake

• Score: 63/100
• State rank: #793
• US rank: #15202

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C+ Housing A- Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loch Sheldrake, NY
• City population: 2,036
• Population (ZIP): 1,835

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 39% Black 33% Hispanic / Latino 17% Two or more races 8% Native American 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 5%
• Common ancestry: Scotch-Irish 3% Romanian 3% Lithuanian 2%
• Foreign-born: 13% · Canada
• Languages at home: 78% English-only · Russian/Polish/Slavic 12% Spanish 8% Tagalog/Filipino 2%

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: ▲ 23.94%
• Current HPI: 495.297
• 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

+214.0% since first listed

6 events — show timeline

• 2026-02-28 Price Changed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Listed $310,900 OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Sold (Public Records) $93,000 Public Records
• 2020-08-06 Sold (MLS) $93,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-30 Price Changed $99,500 OneKey® MLS as Distributed by MLS Grid
• 2020-05-23 Listed $95,500 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $4,739 · +0.5% YoY. Source: county tax records.