8 Griswold St · Walton, NY 13856

$144,500

4 bd · 1.5 ba · 1,604 sqft · SingleFamily public records · 142 Days on market

Built 1900 0.25 ac lot $90/sqft · 11% below area Est $162k · 11% under

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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 +12.3/15.0
• 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 MLS

Village home that boasts 4 bedrooms, 1.5 baths and sits on a quarter acre lot. A lot of upgrades inside the home have been done. Walking distance to downtown shopping, schools, parks and more. For your viewing, call today.

Key facts

• Quarter acre lot
• 0.25 acre lot
• 2 garage spots

Tags

• QUARTER ACRE LOT
• WALKING DISTANCE TO DOWNTOWN
• UPGRADES INSIDE THE HOME

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $144k).
• Recommended offer: $127k (12.0% 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: amenities F, commute F, employment 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.
• Zoned schools: Townsend Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 367 students, 47% FRL); Walton Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 189 students, 54% FRL); Walton High School (math 84% / reading 90%, grade A, #308 of 1,100 statewide, top 28%, 283 students, 50% FRL) — zoned schools at 51% FRL track the district average.
• 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 $9k of equity ($999 loan paydown + $8k 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 $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $75k; list at $144k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.96% ✓
• Cap rate: 16.65%
• Cash-on-cash: 36.97%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $161,602
• List price: $144,500
• Delta: -10.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 North St	0.24mi	4/1.5	1,560 (-3%)	10mo	$180,000	$115	76
58 1/2 High St	0.26mi	3/2.0 (-1)	1,810 (+13%)	1mo	$230,000	$127	58
42 Delaware St	0.13mi	3/1.0 (-1)	1,390 (-13%)	8mo	$100,000	$72	58
26 Saint John St	0.55mi	3/1.5 (-1)	1,688 (+5%)	9mo	$225,000	$133	53
—	0.38mi	3/1.0 (-1)	1,700 (+6%)	17mo	$110,000	$65	52
79 Liberty St	0.51mi	3/2.0 (-1)	1,440 (-10%)	1mo	$267,500	$186	51
57 Liberty St	0.43mi	4/2.0	1,431 (-11%)	14mo	$65,000	$45	48
81 Park St	0.57mi	3/1.5 (-1)	1,536 (-4%)	19mo	$230,000	$150	46
13 Liberty St	0.34mi	3/1.0 (-1)	1,400 (-13%)	14mo	$37,000	$26	44
82 Saint John St	0.69mi	4/2.0	1,408 (-12%)	3mo	$110,000	$78	43
47 Shepard St	0.58mi	4/1.5	1,764 (+10%)	23mo	$181,500	$103	37
85 Saint John St	0.71mi	4/2.0	1,750 (+9%)	21mo	$210,000	$120	32

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: 34.7%
• Equity multiple: 3.23×
• Total profit: $90,355
• Equity at exit: $88,965

10-year hold

• IRR: 32.5%
• Equity multiple: 6.63×
• Total profit: $227,694
• Equity at exit: $159,740

Cash invested: $40,460 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,835 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$175 /mo · $2,101/yr
• Insurance: −$60
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $786

Break-even live

Break-even rent $1,840

Max offer price $144,500

Occupancy floor 67%

Sensitivity live

Price	-10% $868	-5% $827	+0% $786	+5% $745	+10% $704
Rent	-10% $562	-5% $674	+0% $786	+5% $898	+10% $1,010
Rate	-1.0pp $859	-0.5pp $823	base $786	+0.5pp $749	+1.0pp $711

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $144,500 Active 142 DOM
2. 2026-06-21
   days on market $144,500 Active 141 DOM
3. 2026-06-21
   days on market $144,500 Active 140 DOM
4. 2026-06-18
   days on market $144,500 Active 138 DOM
5. 2026-06-17
   days on market $144,500 Active 137 DOM
6. 2026-06-16
   days on market $144,500 Active 136 DOM
7. 2026-06-15
   days on market $144,500 Active 135 DOM
8. 2026-06-13
   days on market $144,500 Active 133 DOM
9. 2026-06-12
   days on market $144,500 Active 132 DOM
10. 2026-06-09
    days on market $144,500 Active 129 DOM
11. 2026-06-08
    days on market $144,500 Active 128 DOM
12. 2026-06-07
    days on market $144,500 Active 127 DOM
13. 2026-06-07
    days on market $144,500 Active 126 DOM
14. 2026-06-04
    days on market $144,500 Active 123 DOM
15. 2026-06-02
    days on market $144,500 Active 122 DOM
16. 2026-06-01
    days on market $144,500 Active 121 DOM
17. 2026-05-31
    days on market $144,500 Active 120 DOM
18. 2026-04-08
    price $144,500 222-char remark

    Show marketing remark (222 chars)

    Village home that boasts 4 bedrooms, 1.5 baths and sits on a quarter acre lot. A lot of upgrades inside the home have been done. Walking distance to downtown shopping, schools, parks and more. For your viewing, call today.

19. 2026-01-30
    listed $149,500 Active 222-char remark

    Show marketing remark (222 chars)

    Village home that boasts 4 bedrooms, 1.5 baths and sits on a quarter acre lot. A lot of upgrades inside the home have been done. Walking distance to downtown shopping, schools, parks and more. For your viewing, call today.

20. 2021-06-22
    historical
21. 2021-01-21
    listed $72,500
22. 2007-08-31
    soldstatus $75,000
23. 1993-12-22
    soldstatus $45,000

ⓘ 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: $2,101 · $175/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$170/yr (+$14/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $34,021
• − Mortgage interest: −$8,094
• − Property taxes: −$2,101
• − Insurance: −$6,248
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − Depreciation: −$4,204
• Taxable income: $7,931
• Est. tax owed @ 24.0%: −$1,903
• After-tax cash flow: $7,531/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

+221.1% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $144,500 UNYREIS
• 2026-01-30 Listed $149,500 UNYREIS
• 2021-06-22 Listing Removed — UNYREIS
• 2021-01-21 Listed $72,500 UNYREIS
• 2007-08-31 Sold (Public Records) $75,000 Public Records
• 1993-12-22 Sold (Public Records) $45,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $2,101 · -13.5% YoY. Source: county tax records.