756 County Highway 21 · Walton, NY 13856

$275,000

2 bd · 1.5 ba · 2,841 sqft · SingleFamily public records · 43 Days on market

Built 1910 6.25 ac lot $97/sqft · 12% above area Est $245k · 12% over

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Why this score? — see what drove the D+ 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 +15.2/30.0
• Appreciation +7.9/10.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks MLS

Set along a peaceful country road just outside the charming village of Walton, this solid, beautifully maintained home offers the perfect blend of comfort, character, and convenience. Nestled on 6.25 scenic acres with sweeping views of rolling farmland and distant mountains, it’s a setting that instantly invites you to slow down and stay awhile. Inside, you’ll find 2,841sf of warm, welcoming living space designed for both everyday ease and relaxed country living. The main level features a cozy, light-filled living room, charming eat-in kitchen complete with a classic built-in China cabinet, a very spacious bedroom and laundry area with full-size washer and dryer – ideal for true one-level living. Upstairs, two additional generously sized bedrooms offer plenty of room for all, complimented by a full bath with loads of storage. Since 2019, the home has seen numerous thoughtful upgrades, including new windows, gutters, ceilings, recessed lighting, updated bathrooms, tile flooring, spray foam insulation and upgraded 200-amp electric service – providing peace of mind and modern efficiency. In addition to its tranquil setting, you’re just minutes from downtown Walton’s shops, restaurants, historic theater, medical facilities, and town park with athletic fields and a public pool. High-speed internet makes working remotely or streaming a breeze. Located just two and a half hours from NYC, this inviting Catskills retreat is equally suited as a full-time residence or the perfect weekend escape. Come experience the charm, the views, and the lifestyle that make this special property truly feel like home.

Key facts

• 6.25 acre lot
• Garage
• Built 1910

Property features AI

Finance

• Other: Approximately 6.25-acre irregular/agricultural lot (dimensions 456 x 611)
• Financial info: Annual tax information available

Exterior

• Parking: Underground heated garage with garage door opener; 1 garage space
• Security: Leased security system
• Utilities: Electricity connected; High-speed internet available; Well water; Septic tank
• Home design: 2-story home; Resale property
• Construction: Frame construction with vinyl siding; Spray foam insulation; Stone foundation; Existing (original) construction
• Exterior features: Covered porch; Dirt driveway; Shed(s) and storage

Interior

• Kitchen: Electric oven and range; Refrigerator; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Oil heating; Baseboard heating
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Natural woodwork; Partially finished full basement; Total of 7 rooms
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (9.1% below list).
• Recommended offer: $250k (9.1% below list) — sets the bar for 1% rule.

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

• It's been on market 43 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,989 (9.1% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $245,364
• List price: $275,000
• Delta: 12.08%
• Verdict: OVERPRICED
• Comps: 16 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 2.07×
• Total profit: $82,246
• Equity at exit: $169,310

10-year hold

• IRR: 16.2%
• Equity multiple: 4.09×
• Total profit: $238,058
• 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: 9.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$321 /mo · $3,855/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $97

Break-even live

Break-even rent $2,377

Max offer price $275,000

Occupancy floor 91%

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 17 events

1. 2026-06-18
   days on market $275,000 Active 43 DOM
2. 2026-06-17
   days on market $275,000 Active 42 DOM
3. 2026-06-16
   days on market $275,000 Active 41 DOM
4. 2026-06-15
   days on market $275,000 Active 40 DOM
5. 2026-06-13
   days on market $275,000 Active 38 DOM
6. 2026-06-12
   days on market $275,000 Active 37 DOM
7. 2026-06-09
   pricedays on market $275,000 Active 34 DOM

   Show marketing remark (1663 chars)

   Set along a peaceful country road just outside the charming village of Walton, this solid, beautifully maintained home offers the perfect blend of comfort, character, and convenience. Nestled on 6.25 scenic acres with sweeping views of rolling farmland and distant mountains, it’s a setting that instantly invites you to slow down and stay awhile. Inside, you’ll find 2,841sf of warm, welcoming living space designed for both everyday ease and relaxed country living. The main level features a cozy, light-filled living room, charming eat-in kitchen complete with a classic built-in China cabinet, a very spacious bedroom and laundry area with full-size washer and dryer – ideal for true one-level living. Upstairs, two additional generously sized bedrooms offer plenty of room for all, complimented by a full bath with loads of storage. Since 2019, the home has seen numerous thoughtful upgrades, including new windows, gutters, ceilings, recessed lighting, updated bathrooms, tile flooring, spray foam insulation and upgraded 200-amp electric service – providing peace of mind and modern efficiency. In addition to its tranquil setting, you’re just minutes from downtown Walton’s shops, restaurants, historic theater, medical facilities, and town park with athletic fields and a public pool. High-speed internet makes working remotely or streaming a breeze. Located just two and a half hours from NYC, this inviting Catskills retreat is equally suited as a full-time residence or the perfect weekend escape. Come experience the charm, the views, and the lifestyle that make this special property truly feel like home.

8. 2026-06-08
   days on market $310,000 Active 33 DOM
9. 2026-06-07
   days on market $310,000 Active 32 DOM
10. 2026-06-07
    days on market $310,000 Active 31 DOM
11. 2026-06-04
    days on market $310,000 Active 28 DOM
12. 2026-06-02
    days on market $310,000 Active 27 DOM
13. 2026-06-01
    days on market $310,000 Active 26 DOM
14. 2026-05-31
    days on market $310,000 Active 25 DOM
15. 2026-05-06
    listed $310,000 Active 1663-char remark

    Show marketing remark (1663 chars)

    Set along a peaceful country road just outside the charming village of Walton, this solid, beautifully maintained home offers the perfect blend of comfort, character, and convenience. Nestled on 6.25 scenic acres with sweeping views of rolling farmland and distant mountains, it’s a setting that instantly invites you to slow down and stay awhile. Inside, you’ll find 2,841sf of warm, welcoming living space designed for both everyday ease and relaxed country living. The main level features a cozy, light-filled living room, charming eat-in kitchen complete with a classic built-in China cabinet, a very spacious bedroom and laundry area with full-size washer and dryer – ideal for true one-level living. Upstairs, two additional generously sized bedrooms offer plenty of room for all, complimented by a full bath with loads of storage. Since 2019, the home has seen numerous thoughtful upgrades, including new windows, gutters, ceilings, recessed lighting, updated bathrooms, tile flooring, spray foam insulation and upgraded 200-amp electric service – providing peace of mind and modern efficiency. In addition to its tranquil setting, you’re just minutes from downtown Walton’s shops, restaurants, historic theater, medical facilities, and town park with athletic fields and a public pool. High-speed internet makes working remotely or streaming a breeze. Located just two and a half hours from NYC, this inviting Catskills retreat is equally suited as a full-time residence or the perfect weekend escape. Come experience the charm, the views, and the lifestyle that make this special property truly feel like home.

16. 2026-05-06
    listed $310,000 Active 1655-char remark

    Show marketing remark (1663 chars)

    Set along a peaceful country road just outside the charming village of Walton, this solid, beautifully maintained home offers the perfect blend of comfort, character, and convenience. Nestled on 6.25 scenic acres with sweeping views of rolling farmland and distant mountains, it’s a setting that instantly invites you to slow down and stay awhile. Inside, you’ll find 2,841sf of warm, welcoming living space designed for both everyday ease and relaxed country living. The main level features a cozy, light-filled living room, charming eat-in kitchen complete with a classic built-in China cabinet, a very spacious bedroom and laundry area with full-size washer and dryer – ideal for true one-level living. Upstairs, two additional generously sized bedrooms offer plenty of room for all, complimented by a full bath with loads of storage. Since 2019, the home has seen numerous thoughtful upgrades, including new windows, gutters, ceilings, recessed lighting, updated bathrooms, tile flooring, spray foam insulation and upgraded 200-amp electric service – providing peace of mind and modern efficiency. In addition to its tranquil setting, you’re just minutes from downtown Walton’s shops, restaurants, historic theater, medical facilities, and town park with athletic fields and a public pool. High-speed internet makes working remotely or streaming a breeze. Located just two and a half hours from NYC, this inviting Catskills retreat is equally suited as a full-time residence or the perfect weekend escape. Come experience the charm, the views, and the lifestyle that make this special property truly feel like home.

17. 2003-06-11
    listed $109,900

ⓘ 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: $3,855 · $321/mo
• Projected year-2 tax: $4,251 · $354/mo
• Expected delta: +$396/yr (+$33/mo · 10.3%)

ⓘ 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 2/10 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: $29,999
• − Mortgage interest: −$15,404
• − Property taxes: −$3,855
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,000
• Taxable loss: −$3,435
• Est. tax savings @ 24.0%: +$824
• After-tax cash flow: $1,988/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

+150.2% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-09 Price Changed $275,000 UNYREIS
• 2026-05-06 Listed $310,000 UNYREIS
• 2026-05-06 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2003-06-11 Listed $109,900 UNYREIS

Property tax history

+1.6%/yr

Latest (2025): $3,855 · +23.4% YoY. Source: county tax records.