Analyst Summary
What this property does
Retreat House NY at 3557 State Route 209, Wurtsboro, NY is a 6-bedroom, 5.5-bathroom rustic cedar farmhouse with 6,000 square feet of indoor space, a dedicated barn-wing indoor pool, game room, fitness room, and working barnyard with mini horses, donkeys, and resident chickens. It is an active Airbnb listing with a Guest Favorite designation, 5.0 rating, and 16 verified reviews. The verified ADR is $1,570/night with a peak of $2,530/night in August. Verified annual implied gross runs approximately $105,000 at current pace. With low-season fill optimization, the $145,000 optimized scenario is the target. The 5-year STR premium versus a $3,150/month LTR baseline exceeds $575,000.
Why it outperforms
Retreat House NY is differentiated by three amenities that are structurally impossible for competitors to replicate at this price tier: the indoor pool barn wing (year-round swim access removes weather dependency), the working barnyard with mini horses and donkeys (mentioned by name in guest reviews, a unique family draw), and nature trails on open meadow terrain. The combination drives a booking profile that blends family reunions, corporate retreats, bachelorette events, and multi-family group stays - the highest-ADR segments in the Catskills large-group market.
Financial Projections
Revenue scenarios
| Scenario | Gross/Year | Net/Year | Notes |
|---|---|---|---|
| Current Pace | $105,000 | $73,500 | Verified Airbnb baseline pace |
| OptimizedRecommended | $145,000 | $101,500 | Improved low-season fill, strategic pricing |
| Peak Season | $185,000 | $129,500 | Full-season optimization with strategic pricing |
- Gross/Year
- $105,000
- Net/Year
- $73,500
Verified Airbnb baseline pace
- Gross/Year
- $145,000
- Net/Year
- $101,500
Improved low-season fill, strategic pricing
- Gross/Year
- $185,000
- Net/Year
- $129,500
Full-season optimization with strategic pricing
Pricing Strategy
12-month strategic pricing calendar
Comparable Properties
Verified comparable listings
Retreat House NY - Verified Airbnb Performance
Live listing with 16 reviews, Guest Favorite, Top 10% on Airbnb. Verified actual performance data. August peak: $25,300 revenue at 89% occupancy, $2,530 ADR.
Comparable Catskills Large Estate - Indoor Pool
Large-group Catskills property with indoor amenities. Retreat House NY barnyard is a unique differentiator at this price tier.
Catskills Corporate Retreat Venue
Corporate retreat positioning, game room, event space. Retreat House NY indoor pool + barnyard creates higher booking appeal for families.
Retreat House NY - Optimized Target
Optimized scenario: improved low-season fill via corporate retreat outreach and strategic pricing. Indoor pool removes weather dependency.
Year-1 Tax Strategy
STR tax advantages
6,000 sq ft STR property qualifies for full deduction stack on mortgage interest, property taxes, insurance, and depreciation pro-rated to rental days. Active management meets material participation thresholds.
The indoor pool barn wing is a structural improvement that may qualify for accelerated depreciation under cost segregation. Pool equipment, game room fixtures, and fitness equipment are personal property with shorter recovery periods.
Mini horses, donkeys, and chickens are operational property features. Feed, veterinary costs, and maintenance are deductible as STR operating expenses to the extent the animals are integral to the rental offering.
Optimization Blueprint
Launch roadmap
- →Jan/Dec: Target 30%+ occupancy via corporate retreat outreach and wellness pricing packages. Indoor pool is the year-round argument for winter bookings.
- →Jun: Dynamic pricing and minimum-night structure to protect peak weekend rates. Move June occupancy from 35% toward 50-55%.
- →Aug-Sep: Hold ADR premium at $2,530 August level. Resist discount fills in August. September has upside toward 65%.
- →Oct: Fall foliage photography update with barnyard and Adirondack chair fire pit as lead photos. October upside toward 65-70%.
- →Year-round: Barnyard and indoor pool as paired hero amenities in all listing search positioning and social content.
- →February-March already strong at 40-44% occupancy. Strategy is hold rate and push minimum stays, not discount to fill.
- Data captured
- May/Apr 2026
- Deductions
- Management fee only.
- Comp methodology
- Comps cross-referenced across AirDNA and direct Airbnb listing data. VRBO used for additional comp validation. Comps selected within Sullivan/Ulster County for 6BR luxury estates.
- Tax notes
- Sullivan County 5% room tax on STRs. NY State + local combined sales tax: 8%. Hosts advised to confirm with a local CPA.
PropertyIQ performance analysis prepared by Stays Optimized LLC. Verified Airbnb performance data. Apr-May projected based on comparable months and booking pace. August is peak: $25,300 revenue at 89% occupancy and $2,530 ADR verified. Revenue projections do not constitute a guarantee of future income. Consult a licensed real estate professional before purchasing.