191 Hasbrouck A Rd · Loch Sheldrake, NY 12759

$179,000

2 bd · 2.0 ba · 1,232 sqft · SingleFamily · 87 Days on market

Built 1951 Fair condition 9,471 sqft lot Est $303k · 41% under ↓ 5% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

Country cottage set on a private quarter acre that is fenced off just outside of Loch Sheldrake NY. House just recently updated electric panel and service to 200 amp. 2 bedrooms with 2 full bathrooms along with a bonus room with separate entrance that can be used as 3rd bedroom. Full basment with walkout access great for storage. Exterior of home in good shape interior needs updating.

Key facts

• Separate entrance
• 200 amp service
• Bonus room

Tags

• PRIVATE QUARTER ACRE
• UPDATED ELECTRIC PANEL
• 200 AMP SERVICE
• BONUS ROOM
• SEPARATE ENTRANCE
• FULL BASEMENT

Property features AI

Exterior

• Parking: Driveway parking; 1-car garage; 3 parking spaces total
• Utilities: Electric service provided by NYSEG; Septic tank sewer; Electricity connected
• Home design: Single-family residence; Living area recorded from public records
• Construction: Block foundation
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total rooms: 7 (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Full unfinished walk-out basement; Attic access via scuttle
• Laundry & utility: Electric service connected

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $168k (6.0% 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: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Benjamin Cosor Elementary School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 810 students, 72% FRL); Fallsburg Junior Senior High School (math 52% / reading 32%, grade F, #1,046 of 1,100 statewide, top 96%, 684 students, 64% FRL).
• 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 $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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.44% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $303,072
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Morris Dr	0.38mi	2/2.0	1,300 (+6%)	7mo	$320,000	$246	67

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: 36.2%
• Equity multiple: 3.80×
• Total profit: $140,404
• Equity at exit: $161,257

10-year hold

• IRR: 31.2%
• Equity multiple: 8.58×
• Total profit: $380,039
• Equity at exit: $347,758

Cash invested: $50,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $672

Break-even live

Break-even rent $1,724

Max offer price $179,000

Occupancy floor 69%

Sensitivity live

Price	-10% $796	-5% $734	+0% $672	+5% $610	+10% $548
Rent	-10% $469	-5% $570	+0% $672	+5% $774	+10% $875
Rate	-1.0pp $762	-0.5pp $718	base $672	+0.5pp $626	+1.0pp $578

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Karmel And Jacobs Rd Apt 3 Loch Sheldrake, NY	3.0	1.0	900	$1,800	$2.00	15d	1	0.28mi
1140 New York 52 Unit 1 Fallsburg, NY	3.0	2.5	1450	$3,300	$2.28	19d	1	0.31mi

Listing history 17 events

1. 2026-06-18
   days on market $179,000 Active 87 DOM
2. 2026-06-17
   days on market $179,000 Active 86 DOM
3. 2026-06-16
   days on market $179,000 Active 85 DOM
4. 2026-06-15
   days on market $179,000 Active 84 DOM
5. 2026-06-14
   days on market $179,000 Active 82 DOM
6. 2026-06-13
   days on market $179,000 Active 81 DOM
7. 2026-06-10
   days on market $179,000 Active 79 DOM
8. 2026-06-09
   days on market $179,000 Active 78 DOM
9. 2026-06-08
   days on market $179,000 Active 77 DOM
10. 2026-06-07
    pricedays on market $179,000 Active 76 DOM
11. 2026-06-03
    days on market $189,000 Active 72 DOM
12. 2026-06-02
    days on market $189,000 Active 71 DOM
13. 2026-06-01
    days on market $189,000 Active 70 DOM
14. 2026-05-31
    days on market $189,000 Active 69 DOM
15. 2026-05-31
    days on market $189,000 Active 68 DOM
16. 2026-05-18
    price $189,000
17. 2026-03-23
    listed $199,000 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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥91°F today · 14 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: $30,900
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$2,398
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$5,207
• Taxable income: $5,639
• Est. tax owed @ 24.0%: −$1,353
• After-tax cash flow: $6,711/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with good exterior and landscaping. The interior needs significant updating to improve its appearance and functionality, which would increase its resale and rental value.

Repairs flagged

• Major interior walls and paint — Dated wood paneling and paint need to be updated.
• Major kitchen cabinets and appliances — Dated cabinets and appliances need to be replaced.
• Major bathroom tile and fixtures — Dated tile and fixtures need to be replaced.
• Major flooring — Dated carpet and flooring need to be replaced.
• Major interior walls and paint — Dated wood paneling and paint need to be updated.
• Major windows — Dated window frames need to be replaced.
• Minor landscaping — Some overgrown areas need trimming and maintenance.

Value-add opportunities

• Both Updating interior walls and paint — Updating interior walls and paint will improve the home's appearance and increase its value.
• Both Updating kitchen cabinets and appliances — Updating kitchen cabinets and appliances will improve the home's functionality and increase its value.
• Both Updating bathroom tile and fixtures — Updating bathroom tile and fixtures will improve the home's functionality and increase its value.
• Both Updating flooring — Updating flooring will improve the home's functionality and increase its value.
• Both Updating interior walls and paint — Updating interior walls and paint will improve the home's appearance and increase its value.
• Both Updating windows — Updating windows will improve the home's functionality and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
interior walls and paint · Dated wood paneling and paint need to be updated.	Major	$15,000–50,000
kitchen cabinets and appliances · Dated cabinets and appliances need to be replaced.	Major	$15,000–50,000
bathroom tile and fixtures · Dated tile and fixtures need to be replaced.	Major	$15,000–50,000
flooring · Dated carpet and flooring need to be replaced.	Major	$15,000–50,000
interior walls and paint · Dated wood paneling and paint need to be updated.	Major	$15,000–50,000
windows · Dated window frames need to be replaced.	Major	$15,000–50,000
landscaping · Some overgrown areas need trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 7 items		$90,500–303,000

Value-add ROI direction

• Both Updating interior walls and paint — Updating interior walls and paint will improve the home's appearance and increase its value. ↑
• Both Updating kitchen cabinets and appliances — Updating kitchen cabinets and appliances will improve the home's functionality and increase its value. ↑
• Both Updating bathroom tile and fixtures — Updating bathroom tile and fixtures will improve the home's functionality and increase its value. ↑
• Both Updating flooring — Updating flooring will improve the home's functionality and increase its value. ↑
• Both Updating interior walls and paint — Updating interior walls and paint will improve the home's appearance and increase its value. ↑
• Both Updating windows — Updating windows will improve the home's functionality and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.0% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $199,000 OneKey® MLS as Distributed by MLS Grid