8 Howell St · Walton, NY 13856

$239,000

3 bd · 1.5 ba · 1,719 sqft · SingleFamily public records · 73 Days on market

Built 1890 0.25 ac lot $139/sqft · 87% above area

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Why this score? — see what drove the B- 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 +26.3/30.0
• DSCR +9.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

Village of Walton. .. .. MOVE IN READY. .. .. Take a look at this very well maintained 3 bedroom, 1.5 bath home that sits in the Village of Walton. Updated kitchen, dining room, living room. Full, dry basement and walk up attic. Enjoy time in your hot tub that sits in an enclosed room with plenty of ventilation or sit out on your back trex deck or sit out front on your covered rocking chair porch. Roof was done in 2022 and comes with a transferable 50 year warranty. Blacktop driveway was done in 2022 and this home comes with a detached garage as well. Walking distance to downtown shopping, restaurants, parks, schools and more!

Key facts

• Walk up attic
• Hot tub
• Updated kitchen

Tags

• UPDATED KITCHEN
• FULL DRY BASEMENT
• WALK UP ATTIC
• HOT TUB
• ENCLOSED ROOM
• BACK TREX DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.8% in Walton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

• ARV (median comp): $127,683
• List price: $239,000
• Delta: 87.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Saint John St	0.21mi	3/1.5	1,688 (-2%)	9mo	$225,000	$133	80
9 & 11 New St	0.28mi	3/1.0	1,584 (-8%)	3mo	$225,000	$142	70
6 Howell St	0.01mi	4/2.0 (+1)	1,964 (+14%)	11mo	$110,000	$56	60
21 Liberty St	0.22mi	4/1.5 (+1)	1,885 (+10%)	12mo	$237,500	$126	59
91 North St	0.50mi	2/1.5 (-1)	1,736 (+1%)	15mo	$125,000	$72	57
58 1/2 High St	0.70mi	3/2.0	1,810 (+5%)	1mo	$230,000	$127	56
47 Shepard St	0.40mi	4/1.5 (+1)	1,764 (+3%)	23mo	$181,500	$103	52
49 North St	0.40mi	4/1.5 (+1)	1,560 (-9%)	10mo	$180,000	$115	52
85 Saint John St	0.50mi	4/2.0 (+1)	1,750 (+2%)	21mo	$210,000	$120	49
—	0.72mi	3/1.0	1,700 (-1%)	16mo	$110,000	$65	49

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: 24.1%
• Equity multiple: 2.58×
• Total profit: $105,635
• Equity at exit: $147,146

10-year hold

• IRR: 22.9%
• Equity multiple: 5.19×
• Total profit: $280,603
• Equity at exit: $264,207

Cash invested: $66,920 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,821 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$255 /mo · $3,065/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $621

Break-even live

Break-even rent $2,036

Max offer price $239,000

Occupancy floor 73%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $239,000 Active 73 DOM
2. 2026-06-17
   days on market $239,000 Active 72 DOM
3. 2026-06-16
   days on market $239,000 Active 71 DOM
4. 2026-06-15
   days on market $239,000 Active 70 DOM
5. 2026-06-13
   days on market $239,000 Active 68 DOM
6. 2026-06-12
   pricedays on market $239,000 Active 67 DOM
7. 2026-06-09
   days on market $249,900 Active 64 DOM
8. 2026-06-08
   days on market $249,900 Active 63 DOM
9. 2026-06-07
   days on market $249,900 Active 62 DOM
10. 2026-06-07
    days on market $249,900 Active 61 DOM
11. 2026-06-04
    days on market $249,900 Active 58 DOM
12. 2026-06-02
    days on market $249,900 Active 57 DOM
13. 2026-06-01
    days on market $249,900 Active 56 DOM
14. 2026-05-31
    days on market $249,900 Active 55 DOM
15. 2026-04-06
    listed $249,900 Active 634-char remark

    Show marketing remark (634 chars)

    Village of Walton. .. .. MOVE IN READY. .. .. Take a look at this very well maintained 3 bedroom, 1.5 bath home that sits in the Village of Walton. Updated kitchen, dining room, living room. Full, dry basement and walk up attic. Enjoy time in your hot tub that sits in an enclosed room with plenty of ventilation or sit out on your back trex deck or sit out front on your covered rocking chair porch. Roof was done in 2022 and comes with a transferable 50 year warranty. Blacktop driveway was done in 2022 and this home comes with a detached garage as well. Walking distance to downtown shopping, restaurants, parks, schools and more!

ⓘ 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: $3,065 · $255/mo
• Projected year-2 tax: $3,552 · $296/mo
• Expected delta: +$487/yr (+$41/mo · 15.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $33,858
• − Mortgage interest: −$13,388
• − Property taxes: −$3,065
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$6,953
• Taxable income: $3,840
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $6,526/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

1 event — show timeline

• 2026-04-06 Listed $249,900 UNYREIS

Property tax history

+4.2%/yr

Latest (2025): $3,065 · -9.9% YoY. Source: county tax records.