1052 County Highway 23 · Walton, NY 13856

$250,000

3 bd · 2.0 ba · 1,900 sqft · Manufactured public records · 80 Days on market

Built 1986 6.18 ac lot $132/sqft · 13% above area Est $222k · 13% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• Appreciation +7.9/10.0
• 1% rule +6.3/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0

Listing remarks MLS

Spacious 5-bedroom manufactured home set on 6.18 acres with scenic county views and a private rural setting. Offering approximately 1,900 square feet of living space, this property includes a 2008 addition providing flexibility for extended living, home office, or additional gathering space. Interior features include wood finishes and recent paint updates. A Harman pellet stove provides supplemental heat, and a newer Generac generator is included. Exterior features include a 22 x 30 garage, a resealed driveway, and open acreage suitable for a variety of uses. Conveniently located within a short drive to local amenities while offering a quiet country setting. Taxes reflect Enhanced STAR exemption.

Key facts

• Harman pellet stove
• Wood finishes
• 2008 addition

Tags

• SCENIC COUNTY VIEWS
• PRIVATE RURAL SETTING
• 2008 ADDITION
• WOOD FINISHES
• RECENT PAINT UPDATES
• HARMAN PELLET STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.

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: 56 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 $16k of equity ($2k loan paydown + $14k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $129k; list at $250k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.13% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $222,180
• List price: $250,000
• Delta: 12.52%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.8%
• Equity multiple: 2.49×
• Total profit: $104,441
• Equity at exit: $153,918

10-year hold

• IRR: 21.7%
• Equity multiple: 5.01×
• Total profit: $280,422
• Equity at exit: $276,367

Cash invested: $70,000 (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: 56
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,817 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$256 /mo · $3,076/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $554

Break-even live

Break-even rent $2,116

Max offer price $250,000

Occupancy floor 75%

Sensitivity live

Price	-10% $696	-5% $625	+0% $554	+5% $483	+10% $413
Rent	-10% $332	-5% $443	+0% $554	+5% $666	+10% $777
Rate	-1.0pp $680	-0.5pp $618	base $554	+0.5pp $489	+1.0pp $424

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $250,000 Active 80 DOM
2. 2026-06-18
   days on market $250,000 Active 78 DOM
3. 2026-06-17
   days on market $250,000 Active 77 DOM
4. 2026-06-16
   days on market $250,000 Active 76 DOM
5. 2026-06-15
   days on market $250,000 Active 75 DOM
6. 2026-06-13
   days on market $250,000 Active 73 DOM
7. 2026-06-12
   days on market $250,000 Active 72 DOM
8. 2026-06-09
   days on market $250,000 Active 69 DOM
9. 2026-06-08
   days on market $250,000 Active 68 DOM
10. 2026-06-07
    days on market $250,000 Active 67 DOM
11. 2026-06-07
    days on market $250,000 Active 66 DOM
12. 2026-06-04
    days on market $250,000 Active 63 DOM
13. 2026-06-02
    days on market $250,000 Active 62 DOM
14. 2026-06-01
    days on market $250,000 Active 61 DOM
15. 2026-05-31
    days on market $250,000 Active 60 DOM
16. 2026-05-02
    price $250,000 705-char remark

    Show marketing remark (705 chars)

    Spacious 5-bedroom manufactured home set on 6.18 acres with scenic county views and a private rural setting. Offering approximately 1,900 square feet of living space, this property includes a 2008 addition providing flexibility for extended living, home office, or additional gathering space. Interior features include wood finishes and recent paint updates. A Harman pellet stove provides supplemental heat, and a newer Generac generator is included. Exterior features include a 22 x 30 garage, a resealed driveway, and open acreage suitable for a variety of uses. Conveniently located within a short drive to local amenities while offering a quiet country setting. Taxes reflect Enhanced STAR exemption.

17. 2026-04-01
    listed $265,000 Active 705-char remark

    Show marketing remark (705 chars)

    Spacious 5-bedroom manufactured home set on 6.18 acres with scenic county views and a private rural setting. Offering approximately 1,900 square feet of living space, this property includes a 2008 addition providing flexibility for extended living, home office, or additional gathering space. Interior features include wood finishes and recent paint updates. A Harman pellet stove provides supplemental heat, and a newer Generac generator is included. Exterior features include a 22 x 30 garage, a resealed driveway, and open acreage suitable for a variety of uses. Conveniently located within a short drive to local amenities while offering a quiet country setting. Taxes reflect Enhanced STAR exemption.

18. 2005-02-28
    soldstatus $129,000

ⓘ 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: $3,076 · $256/mo
• Projected year-2 tax: $3,650 · $304/mo
• Expected delta: +$575/yr (+$48/mo · 18.7%)

ⓘ 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 1/10 Low 7 d/yr ≥91°F today · 16 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: $33,808
• − Mortgage interest: −$14,004
• − Property taxes: −$3,076
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$7,273
• Taxable income: $2,797
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $5,980/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

• 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

+93.8% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $250,000 UNYREIS
• 2026-04-01 Listed $265,000 UNYREIS
• 2005-02-28 Sold (Public Records) $129,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,076 · +29.5% YoY. Source: county tax records.