58 1/2 High St · Walton, NY 13856

$250,000

3 bd · 2.0 ba · 1,810 sqft · SingleFamily · 54 Days on market

Built 1900 0.50 ac lot Est $208k · 20% over ↓ 6% since listing

---

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 +23.5/30.0
• Appreciation +7.9/10.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Home is NOT in the Flood Zone. 3-bed 2-bath Walton home offers the feeling of county living on 2.5-acre corner lot nestled at the top of the village! 272.8-3-30 has . 50 acres, 273.8-3-37.2 has 2 acres for a total of 2.50 acres. .. This absolute MOVE-IN home has been remodeled and updated to include a new roof-2017, siding 2017, new windows-2017 deck, flooring, paint, septic -2022 and well-2017, furnace, to name a few. Finished with neutral colors and a great floor plan. Behind the property you'll find Walton's famous White Rock hiking trail and wilderness for acres! Just bring your furniture. Nothing to do here but enjoy. .. Sellers need to find suitable housing.

Key facts

• Flooring
• Deck
• Paint

Tags

• 2.5-ACRE CORNER LOT
• NEW ROOF
• NEW WINDOWS
• DECK
• FLOORING
• PAINT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $466 ($6k/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: $242k (3.0% 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: 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 $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 54 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $208,150
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 1/2 High St	0.00mi	3/2.0	1,810 (0%)	1mo	$230,000	$127	99
—	0.14mi	3/1.0	1,700 (-6%)	16mo	$110,000	$65	66
91 North St	0.33mi	2/1.5 (-1)	1,736 (-4%)	15mo	$125,000	$72	58
21 Liberty St	0.48mi	4/1.5 (+1)	1,885 (+4%)	12mo	$237,500	$126	54
26 Saint John St	0.62mi	3/1.5	1,688 (-7%)	9mo	$225,000	$133	51
49 North St	0.29mi	4/1.5 (+1)	1,560 (-14%)	10mo	$180,000	$115	48
47 Shepard St	0.56mi	4/1.5 (+1)	1,764 (-2%)	23mo	$181,500	$103	43
85 Saint John St	0.67mi	4/2.0 (+1)	1,750 (-3%)	21mo	$210,000	$120	41
6 Howell St	0.69mi	4/2.0 (+1)	1,964 (+8%)	11mo	$110,000	$56	40

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: 21.5%
• Equity multiple: 2.41×
• Total profit: $98,874
• Equity at exit: $153,918

10-year hold

• IRR: 20.7%
• Equity multiple: 4.84×
• Total profit: $268,500
• 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: 57
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,777 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $466

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 78%

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 7 events

1. 2026-03-18
   status Pending
2. 2026-01-23
   listed $250,000 Active
3. 2024-11-27
   historical
4. 2024-11-20
   historical
5. 2024-11-15
   historical
6. 2024-08-19
   price $249,500
7. 2024-07-08
   listed $265,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥90°F today · 17 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: $33,326
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − Depreciation: −$7,273
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $5,183/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

-5.7% since first listed

7 events — show timeline

• 2026-03-18 Pending — UNYREIS
• 2026-01-23 Listed $250,000 UNYREIS
• 2024-11-27 Listing Removed — UNYREIS
• 2024-11-20 Listing Removed — UNYREIS
• 2024-11-15 Listing Removed — UNYREIS
• 2024-08-19 Price Changed $249,500 UNYREIS
• 2024-07-08 Listed $265,000 UNYREIS