8 Hampshire Ln · Loch Sheldrake, NY 12759

$78,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 2 Days on market

Built 1987 Fair condition 10,000 sqft lot $78/sqft · 54% below area ↓ 2% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Detached house in the best area in Upstate New York, the house is right by the river. Parking for 20 cars. Very large land. Amazing living in the woods with fresh air and a community pool. 3 bedrooms, 2 full bathrooms, one bathroom with Jacuzzi tub. Pool, fishing, skiing and diving club, etc. Very large community. The community is surrounded by 65 lakes and rivers with unforgettable fishing, a ski resort, shopping and restaurants. The house is fully furnished. HOV is $750mth, it includes pool maintenance, snow removal, taxes, etc. The Catskills Mountains waiting for you for summer or winter vacation or full time living. There is Georgian store in the community. Extra large porch: partially open and partially closed. Near Walmart, Shoprite, casino, college, and lots of stores. Skiing resort. Lots of water falls. Neversink Reservoir. The house has a storage shed for a boat.

Key facts

• Big lot
• Community pool
• Tennis courts

Tags

• FISHING FROM YOUR BACK YARD
• COMMUNITY POOL
• TENNIS COURTS
• BIG LOT
• JACUZZI TUB

Property features AI

Finance

• Financial info: Cash financing indicated

Exterior

• Parking: More than 6 parking spaces; Other type parking
• Utilities: 110V electric; Gas hot water; Gas heating; Heat delivery: Other
• Home design: Detached residential building; Single-story (rooms and all living spaces on the first floor); Property zoned R5
• Construction: Wood frame construction; Aluminum siding exterior; Shingle roof; Poured concrete foundation; Building footprint approximately 1,000 (dimensions ~50.00 x 20.00)
• Exterior features: Back yard; Waterfront present

Interior

• Kitchen: Eat-in kitchen; Microwave; Refrigerator; Stove
• Bedrooms: Master bedroom on first floor; Two additional bedrooms on first floor
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms on first floor
• Heating & cooling: Gas heating; No central AC units listed
• Interior features: Deck; Porch; Terrace; Pool; Laundry area; Hardwood floors; Microwave; Refrigerator; Stove
• Laundry & utility: Washer; Dryer; Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).

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.
• Tri-Valley Central School District (rural): math 38% / reading 46% proficiency, ranked #488 of 590 in NY (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($539 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $78,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.29%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $219,472
• List price: $78,000
• Delta: -64.46%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.6%
• Equity multiple: 5.03×
• Total profit: $88,052
• Equity at exit: $70,269

10-year hold

• IRR: 48.2%
• Equity multiple: 11.23×
• Total profit: $223,529
• Equity at exit: $151,537

Cash invested: $21,840 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $715

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 50%

Sensitivity live

Price	-10% $769	-5% $742	+0% $715	+5% $688	+10% $661
Rent	-10% $590	-5% $652	+0% $715	+5% $778	+10% $841
Rate	-1.0pp $754	-0.5pp $735	base $715	+0.5pp $695	+1.0pp $674

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   status $78,000 Pending 2 DOM
2. 2026-06-12
   days on marketlisting id $78,000 Active 2 DOM
3. 2026-06-09
   days on market $78,000 Active 31 DOM
4. 2026-06-08
   days on market $78,000 Active 30 DOM
5. 2026-06-07
   days on market $78,000 Active 29 DOM
6. 2026-06-07
   days on market $78,000 Active 28 DOM
7. 2026-06-04
   days on market $78,000 Active 25 DOM
8. 2026-06-02
   days on market $78,000 Active 24 DOM
9. 2026-06-01
   days on market $78,000 Active 23 DOM
10. 2026-05-31
    days on market $78,000 Active 22 DOM
11. 2026-05-18
    price $78,000 894-char remark

    Show marketing remark (894 chars)

    Detached house in the best area in Upstate New York, the house is right by the river. Parking for 20 cars. Very large land. Amazing living in the woods with fresh air and a community pool. 3 bedrooms, 2 full bathrooms, one bathroom with Jacuzzi tub. Pool, fishing, skiing and diving club, etc. Very large community. The community is surrounded by 65 lakes and rivers with unforgettable fishing, a ski resort, shopping and restaurants. The house is fully furnished. HOV is $750mth, it includes pool maintenance, snow removal, taxes, etc. The Catskills Mountains waiting for you for summer or winter vacation or full time living. There is Georgian store in the community. Extra large porch: partially open and partially closed. Near Walmart, Shoprite, casino, college, and lots of stores. Skiing resort. Lots of water falls. Neversink Reservoir. The house has a storage shed for a boat.

12. 2026-05-09
    listed $80,000 Active 894-char remark

    Show marketing remark (894 chars)

    Detached house in the best area in Upstate New York, the house is right by the river. Parking for 20 cars. Very large land. Amazing living in the woods with fresh air and a community pool. 3 bedrooms, 2 full bathrooms, one bathroom with Jacuzzi tub. Pool, fishing, skiing and diving club, etc. Very large community. The community is surrounded by 65 lakes and rivers with unforgettable fishing, a ski resort, shopping and restaurants. The house is fully furnished. HOV is $750mth, it includes pool maintenance, snow removal, taxes, etc. The Catskills Mountains waiting for you for summer or winter vacation or full time living. There is Georgian store in the community. Extra large porch: partially open and partially closed. Near Walmart, Shoprite, casino, college, and lots of stores. Skiing resort. Lots of water falls. Neversink Reservoir. The house has a storage shed for a boat.

ⓘ 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 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 4% 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: $19,051
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$2,269
• Taxable income: $7,804
• Est. tax owed @ 24.0%: −$1,873
• After-tax cash flow: $6,709/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 requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior siding, and interior walls. These updates would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — standard and could be updated
• Moderate exterior siding — some discoloration and wear
• Minor interior walls — basic paint and some wear
• Minor windows — standard windows and some wear

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale update bathroom fixtures — updated fixtures enhance functionality and aesthetics
• Resale repair exterior siding — new siding improves curb appeal and durability
• Resale replace carpet — new carpet enhances comfort and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · standard and could be updated	Minor	$500–3,000
exterior siding · some discoloration and wear	Moderate	$3,000–15,000
interior walls · basic paint and some wear	Minor	$500–3,000
windows · standard windows and some wear	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale update bathroom fixtures — updated fixtures enhance functionality and aesthetics ↑
• Resale repair exterior siding — new siding improves curb appeal and durability ↑
• Resale replace carpet — new carpet enhances comfort and aesthetics ↑

ⓘ 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: Tri-Valley Central School District
• NCES district ID: 3628890
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $53,543
• Composite: 36.47/100
• National rank: #4662
• State rank: #488 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

• 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

-2.5% since first listed

5 events — show timeline

• 2026-06-13 Pending — BNYMLS
• 2026-06-11 Pending — BNYMLS
• 2026-06-09 Listed $78,000 BNYMLS
• 2026-05-18 Price Changed $78,000 BNYMLS
• 2026-05-09 Listed $80,000 BNYMLS