8 Flynn St · Walton, NY 13856

$275,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 9 Days on market

Built 1970 0.25 ac lot

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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 +21.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICED TO SELL: Are you ready for one Floor living? This Village Ranch is in a Quiet Location and a FLOOD FREE zone. It has an efficent Kraftmaid Kitchen, Recently updated Baths and Hardwood Floors throughout. There are 3 Bedrooms and either a Den or a 4th Bedroom which would make an ideal guest room with an adjoining Bath. The Family Rm. is carpeted and has a Beamed ceiling. A gas fired BRICK FIREPLACE would be ideal to cozy up to in winter months without the wood mess. The back DECK is easily accessed through French Doors from the Family room. There is great finished space in the basement for a Recreation Room. Updated systems include a Gas fired hot water Furnace, an Aqua-mate for on demand hot water and 200 amp electric service. The attached 1 Car Garage could easily be converted back to 2 Car. .. .. .so much is right about this lovely location!

Key facts

• Attached garage
• Quiet cul-de-sac
• Cozy fireplace

Tags

• THOUGHTFULLY DESIGNED ADDITION
• EXPANSIVE LIVING AREAS
• COZY FIREPLACE
• ATTACHED GARAGE
• QUARTER-ACRE LOT
• QUIET CUL-DE-SAC

Property features AI

Finance

• Other: Lot is approximately 0.25 acres (105 x 150); Lot on a cul-de-sac with a rectangular layout

Exterior

• Parking: Attached garage (1-car)
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Asphalt roof; Poured foundation; Built as existing (year built details listed as existing)
• Exterior features: Blacktop driveway; River access (West Brook); Stream frontage

Interior

• Kitchen: Electric oven; Electric range; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Baseboard heat
• Interior features: Living/Dining room; Pull-down attic stairs; Full basement with sump pump; Family room
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads 70/100 on livability (#443 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Walton Central School District (town): math 36% / reading 47% proficiency, ranked #510 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (5.8% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago 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.
• Current owner paid $185k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.06% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $161,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Liberty St	0.20mi	3/2.0	1,440 (-8%)	1mo	$267,500	$186	76
82 Saint John St	0.10mi	4/2.0 (+1)	1,408 (-10%)	3mo	$110,000	$78	70
49 North St	0.45mi	4/1.5 (+1)	1,560 (-1%)	10mo	$180,000	$115	62
26 Saint John St	0.36mi	3/1.5	1,688 (+8%)	9mo	$225,000	$133	62
57 Liberty St	0.30mi	4/2.0 (+1)	1,431 (-9%)	14mo	$65,000	$45	55
81 Park St	0.53mi	3/1.5	1,536 (-2%)	19mo	$230,000	$150	54
85 Saint John St	0.12mi	4/2.0 (+1)	1,750 (+12%)	21mo	$210,000	$120	53
91 North St	0.27mi	2/1.5 (-1)	1,736 (+11%)	15mo	$125,000	$72	50
47 Shepard St	0.16mi	4/1.5 (+1)	1,764 (+12%)	23mo	$181,500	$103	46
—	0.50mi	3/1.0	1,700 (+8%)	16mo	$110,000	$65	45
13 Liberty St	0.51mi	3/1.0	1,400 (-11%)	14mo	$37,000	$26	43
211 Old Prospect Ave	0.73mi	3/2.0	1,365 (-13%)	11mo	$140,000	$103	35

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

Projected returns pro-forma

5.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.31×
• Total profit: $100,903
• Equity at exit: $169,310

10-year hold

• IRR: 19.3%
• Equity multiple: 4.62×
• Total profit: $278,412
• Equity at exit: $304,004

Cash invested: $77,000 (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 13856

• Home prices YoY: 1.8%
• Active inventory: 57
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,921 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$361 /mo · $4,337/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $389

Break-even live

Break-even rent $2,428

Max offer price $275,000

Occupancy floor 82%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   statusdays on market $275,000 Pending 9 DOM
2. 2026-06-09
   days on market $275,000 Active 6 DOM
3. 2026-06-08
   days on market $275,000 Active 5 DOM
4. 2026-06-07
   days on market $275,000 Active 4 DOM
5. 2026-06-07
   days on market $275,000 Active 3 DOM
6. 2026-06-04
   remarks 699-char remark
7. 2026-06-04
   listed $275,000 Active 1 DOM

ⓘ 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: $4,337 · $361/mo
• Projected year-2 tax: $4,492 · $374/mo
• Expected delta: +$155/yr (+$13/mo · 3.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $35,051
• − Mortgage interest: −$15,404
• − Property taxes: −$4,337
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,804
• − Management: −$2,804
• − Depreciation: −$8,000
• Taxable income: $327
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $4,594/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: Walton Central School District
• NCES district ID: 3629820
• Math proficiency: 36% ▬ 0.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $41,231
• Composite: 34.86/100
• National rank: #5088
• State rank: #510 of 590 in NY

Livability — Walton

• Score: 70/100
• State rank: #443
• US rank: #7789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walton, NY
• Population (ZIP): 5,915

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.79%
• Current HPI: 331.9799
• 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

+239.5% since first listed

5 events — show timeline

• 2026-06-03 Listed $275,000 UNYREIS
• 2023-06-27 Sold (Public Records) $185,000 Public Records
• 2015-10-09 Sold (MLS) $106,000 UNYREIS
• 2015-05-11 Listed $114,500 UNYREIS
• 1999-05-03 Sold (Public Records) $81,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $4,337 · +17.8% YoY. Source: county tax records.