27 Franklin Rd · Walton, NY 13856

$149,900

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 46 Days on market

Built 1956 10,019 sqft lot $151/sqft · 15% above area Est $130k · 15% over

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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 +30.0/30.0
• 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
• ARV discount +0.7/15.0

Listing remarks MLS

What an amazing opportunity, sold 3 bedroom with hardwood floors, attached garage, lovely yard! This property is available to owner occupants under the Freddie Mac first look initiative through 01/20/2016.

Key facts

• Fenced in yard
• 0.23 acre lot
• Garage

Tags

• FENCED IN YARD
• WALKING DISTANCE TO DOWNTOWN
• WALKING DISTANCE TO PARKS
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO SHOPPING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Frame construction; Asphalt roof; Block foundation; Existing/resale property; City street frontage
• Construction: Frame construction; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Deck; Fully fenced yard; Dirt driveway; Irregular residential lot (66 x 136)

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Living/Dining room; Bedroom on main level; Full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: 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 $10k of equity ($1k loan paydown + $9k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $24k; list at $150k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1956 — 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: 1.78% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.64%
• DSCR: 2.23
• GRM: 4.7

CMA / ARV

• ARV (median comp): $130,277
• List price: $149,900
• Delta: 15.06%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.4%
• Equity multiple: 3.46×
• Total profit: $103,124
• Equity at exit: $92,289

10-year hold

• IRR: 35.9%
• Equity multiple: 7.10×
• Total profit: $255,845
• Equity at exit: $165,710

Cash invested: $41,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,673 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$297 /mo · $3,559/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $967

Break-even live

Break-even rent $1,450

Max offer price $149,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,051	-5% $1,009	+0% $967	+5% $924	+10% $882
Rent	-10% $755	-5% $861	+0% $967	+5% $1,072	+10% $1,178
Rate	-1.0pp $1,042	-0.5pp $1,005	base $967	+0.5pp $928	+1.0pp $888

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,900 Active 46 DOM
2. 2026-06-18
   days on market $149,900 Active 44 DOM
3. 2026-06-17
   days on market $149,900 Active 43 DOM
4. 2026-06-16
   days on market $149,900 Active 42 DOM
5. 2026-06-15
   days on market $149,900 Active 41 DOM
6. 2026-06-13
   days on market $149,900 Active 39 DOM
7. 2026-06-12
   days on market $149,900 Active 38 DOM
8. 2026-06-09
   days on market $149,900 Active 35 DOM
9. 2026-06-08
   days on market $149,900 Active 34 DOM
10. 2026-06-07
    days on market $149,900 Active 33 DOM
11. 2026-06-07
    days on market $149,900 Active 32 DOM
12. 2026-06-04
    days on market $149,900 Active 29 DOM
13. 2026-06-02
    days on market $149,900 Active 28 DOM
14. 2026-06-01
    days on market $149,900 Active 27 DOM
15. 2026-05-31
    days on market $149,900 Active 26 DOM
16. 2026-05-05
    listed $149,900 Active 291-char remark
17. 2016-03-28
    soldstatus $24,000 205-char remark

    Show marketing remark (205 chars)

    What an amazing opportunity, sold 3 bedroom with hardwood floors, attached garage, lovely yard! This property is available to owner occupants under the Freddie Mac first look initiative through 01/20/2016.

18. 2015-12-31
    listed $29,500 205-char remark

    Show marketing remark (205 chars)

    What an amazing opportunity, sold 3 bedroom with hardwood floors, attached garage, lovely yard! This property is available to owner occupants under the Freddie Mac first look initiative through 01/20/2016.

19. 2010-09-15
    historical
20. 2010-04-14
    listed $105,000

ⓘ 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: $3,559 · $297/mo
• Projected year-2 tax: $3,559 · $297/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 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: $32,077
• − Mortgage interest: −$8,397
• − Property taxes: −$3,559
• − Insurance: −$750
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − Depreciation: −$4,361
• Taxable income: $9,879
• Est. tax owed @ 24.0%: −$2,371
• After-tax cash flow: $9,228/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

+42.8% since first listed

5 events — show timeline

• 2026-05-05 Listed $149,900 UNYREIS
• 2016-03-28 Sold (MLS) $24,000 UNYREIS
• 2015-12-31 Listed $29,500 UNYREIS
• 2010-09-15 Listing Removed — UNYREIS
• 2010-04-14 Listed $105,000 UNYREIS

Property tax history

+5.1%/yr

Latest (2025): $3,559 · +19.2% YoY. Source: county tax records.