10 Camp Ave · Walton, NY 13856

$118,700

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 26 Days on market

Built 1960 0.30 ac lot Est $145k · 18% under ↓ 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Bring your imagination and tools to the managable 3BR, 1B ranch home with 2 car attached garage on dead end street within walking distance to Main St in Walton, school, hospital and more! Hurry

Key facts

• Attached garage
• Dead end street
• 0.3 acre lot

Tags

• ATTACHED GARAGE
• DEAD END STREET
• WALKING DISTANCE TO MAIN ST
• WALKING DISTANCE TO SCHOOL
• WALKING DISTANCE TO HOSPITAL

Property features AI

Exterior

• Parking: Driveway; 4 total parking spaces; 2-car garage
• Utilities: Electricity connected (NYSEG); Natural gas connected; Public sewer
• Home design: Single family residence; Property listed as fixer
• Construction: Frame construction; Full basement
• Exterior features: Frame construction; Back yard; Near school

Interior

• Kitchen: No appliances reported
• Bedrooms: 6 total rooms (bedrooms included)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Other heating; No central cooling reported
• Interior features: Other interior features; Full basement
• Laundry & utility: No washer/dryer reported

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 7.8% in Walton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $8k of equity ($821 loan paydown + $7k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $116,919 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.45% ✓
• Cap rate: 19.39%
• Cash-on-cash: 46.76%
• DSCR: 3.08
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $145,376
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Camp Ave	0.00mi	3/1.0	1,232 (0%)	1mo	$118,700	$96	100
14 Maple St	0.23mi	2/1.0 (-1)	1,152 (-6%)	4mo	$151,000	$131	70
51 Stockton Ave	0.30mi	4/2.0 (+1)	1,104 (-10%)	8mo	$215,000	$195	54
7 Maple St	0.27mi	2/1.0 (-1)	1,404 (+14%)	8mo	$165,000	$118	53
42 Delaware St	0.48mi	3/1.0	1,390 (+13%)	8mo	$100,000	$72	50
13 Liberty St	0.64mi	3/1.0	1,400 (+14%)	14mo	$37,000	$26	36

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: 55.6%
• Equity multiple: 4.47×
• Total profit: $115,468
• Equity at exit: $73,080

10-year hold

• IRR: 52.7%
• Equity multiple: 9.30×
• Total profit: $275,762
• Equity at exit: $131,219

Cash invested: $33,236 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,907 medium
• Mortgage (P&I): −$622
• Tax from tax record: −$330 /mo · $3,955/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $1,295

Break-even live

Break-even rent $1,268

Max offer price $118,700

Occupancy floor 50%

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: $29,675
• Closing costs: $3,561
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-21
   status Pending
2. 2026-03-25
   listed $118,700 Active
3. 2025-11-18
   historical
4. 2025-11-17
   historical Active Under Contract
5. 2025-10-27
   listed $118,700 Active
6. 2025-10-07
   historical
7. 2025-08-15
   historical Active Under Contract
8. 2025-07-31
   price $118,700
9. 2025-07-09
   price $127,000
10. 2025-07-08
    listed $27,000 Active
11. 2023-05-31
    historical
12. 2023-02-21
    listed Continue to Show- Under Contract
13. 2022-05-28
    listed $112,000
14. 2022-05-17
    historical
15. 2021-07-26
    listed $92,000
16. 2021-07-26
    listed Active
17. 2015-04-13
    historical
18. 2014-09-07
    listed $135,000
19. 2010-06-02
    listed $135,000
20. 2009-08-12
    listed $145,000
21. 2009-07-01
    historical
22. 2008-08-04
    listed $137,000

ⓘ 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: $3,955 · $330/mo
• Projected year-2 tax: $3,955 · $330/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 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: $34,887
• − Mortgage interest: −$6,649
• − Property taxes: −$3,955
• − Insurance: −$594
• − Repairs & maintenance: −$2,791
• − Management: −$2,791
• − Depreciation: −$3,453
• Taxable income: $14,654
• Est. tax owed @ 24.0%: −$3,517
• After-tax cash flow: $12,025/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

-13.4% since first listed

22 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $118,700 OneKey® MLS as Distributed by MLS Grid
• 2025-11-18 Listing Removed — UNYREIS
• 2025-11-17 Contingent — UNYREIS
• 2025-10-27 Listed $118,700 UNYREIS
• 2025-10-07 Listing Removed — UNYREIS
• 2025-08-15 Contingent — UNYREIS
• 2025-07-31 Price Changed $118,700 UNYREIS
• 2025-07-09 Price Changed $127,000 UNYREIS
• 2025-07-08 Listed $27,000 UNYREIS
• 2023-05-31 Listing Removed — UNYREIS
• 2023-02-21 Listed — UNYREIS
• 2022-05-28 Listed $112,000 UNYREIS
• 2022-05-17 Listing Removed — UNYREIS
• 2021-07-26 Listed — ODBOR
• 2021-07-26 Listed $92,000 UNYREIS
• 2015-04-13 Listing Removed — UNYREIS
• 2014-09-07 Listed $135,000 UNYREIS
• 2010-06-02 Listed $135,000 UNYREIS
• 2009-08-12 Listed $145,000 UNYREIS
• 2009-07-01 Listing Removed — UNYREIS
• 2008-08-04 Listed $137,000 UNYREIS

Property tax history

+5.1%/yr

Latest (2025): $3,955 · +1.4% YoY. Source: county tax records.