55 West St · Walton, NY 13856

$65,000

3 bd · 1.0 ba · 1,286 sqft · SingleFamily public records · 92 Days on market

Built 1891 0.25 ac lot $51/sqft · 52% below area ↓ 1% since listing

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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 +15.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Welcome to 55 West Street, a charming property located in the heart of Walton. This home offers a wonderful opportunity to enjoy small-town living with the convenience of being close to local shops, restaurants, parks, and community amenities. Inside, you’ll find a comfortable layout with inviting living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great foundation for personalization, allowing the next owner to add their own style and updates. The property offers outdoor space perfect for relaxing, gardening, or entertaining while enjoying the peaceful surroundings of this Delaware County community. With its convenient location and welcoming neighborhood setting, this home offers both comfort and accessibility. Whether you’re looking for a primary residence, a weekend escape, or an investment opportunity, 55 West Street presents great potential in the charming Village of Walton. Schedule your showing today and see the possibilities this home has to offer.

Key facts

• 0.25 acre lot
• Built 1891
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 37.9% 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: 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 $4k of equity ($449 loan paydown + $4k 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 $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, 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 92 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $56/mo; built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 4.47% ✓
• Cap rate: 37.90%
• Cash-on-cash: 112.88%
• DSCR: 6.02
• GRM: 1.9

CMA / ARV

• ARV (median comp): $134,588
• List price: $65,000
• Delta: -51.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Ogden St	0.04mi	3/1.0	1,320 (+3%)	18mo	$62,000	$47	79
211 Old Prospect Ave	0.18mi	3/2.0	1,365 (+6%)	11mo	$140,000	$103	68
23 Shepard St	0.36mi	3/1.0	1,160 (-10%)	12mo	$35,000	$30	56
79 Liberty St	0.47mi	3/2.0	1,440 (+12%)	1mo	$267,500	$186	53
13 Liberty St	0.46mi	3/1.0	1,400 (+9%)	14mo	$37,000	$26	52
82 Saint John St	0.46mi	4/2.0 (+1)	1,408 (+10%)	3mo	$110,000	$78	51
57 Liberty St	0.44mi	4/2.0 (+1)	1,431 (+11%)	14mo	$65,000	$45	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: —
• Equity multiple: 7.79×
• Total profit: $123,634
• Equity at exit: $40,019

10-year hold

• IRR: —
• Equity multiple: 16.47×
• Total profit: $281,595
• Equity at exit: $71,855

Cash invested: $18,200 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,907 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $1,656

Break-even live

Break-even rent $810

Max offer price $65,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,693	-5% $1,675	+0% $1,656	+5% $1,638	+10% $1,620
Rent	-10% $1,427	-5% $1,542	+0% $1,656	+5% $1,771	+10% $1,886
Rate	-1.0pp $1,689	-0.5pp $1,673	base $1,656	+0.5pp $1,640	+1.0pp $1,622

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $65,000 Active 92 DOM
2. 2026-06-17
   days on market $65,000 Active 91 DOM
3. 2026-06-16
   days on market $65,000 Active 90 DOM
4. 2026-06-15
   days on market $65,000 Active 89 DOM
5. 2026-06-13
   days on market $65,000 Active 87 DOM
6. 2026-06-12
   days on market $65,000 Active 86 DOM
7. 2026-06-09
   days on market $65,000 Active 83 DOM
8. 2026-06-09
   price $65,000 Active 82 DOM
9. 2026-06-08
   days on market $72,900 Active 82 DOM
10. 2026-06-07
    days on market $72,900 Active 81 DOM
11. 2026-06-07
    days on market $72,900 Active 80 DOM
12. 2026-06-04
    days on market $72,900 Active 77 DOM
13. 2026-06-02
    days on market $72,900 Active 76 DOM
14. 2026-06-01
    days on market $72,900 Active 75 DOM
15. 2026-05-31
    days on market $72,900 Active 74 DOM
16. 2026-04-13
    price $72,900 1033-char remark

    Show marketing remark (1029 chars)

    Welcome to 55 West Street, a charming property located in the heart of Walton. This home offers a wonderful opportunity to enjoy small-town living with the convenience of being close to local shops, restaurants, parks, and community amenities. Inside, you’ll find a comfortable layout with inviting living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great foundation for personalization, allowing the next owner to add their own style and updates. The property offers outdoor space perfect for relaxing, gardening, or entertaining while enjoying the peaceful surroundings of this Delaware County community. With its convenient location and welcoming neighborhood setting, this home offers both comfort and accessibility. Whether you’re looking for a primary residence, a weekend escape, or an investment opportunity, 55 West Street presents great potential in the charming Village of Walton. Schedule your showing today and see the possibilities this home has to offer.

17. 2026-04-13
    price $72,900 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to 55 West Street, a charming property located in the heart of Walton. This home offers a wonderful opportunity to enjoy small-town living with the convenience of being close to local shops, restaurants, parks, and community amenities. Inside, you’ll find a comfortable layout with inviting living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great foundation for personalization, allowing the next owner to add their own style and updates. The property offers outdoor space perfect for relaxing, gardening, or entertaining while enjoying the peaceful surroundings of this Delaware County community. With its convenient location and welcoming neighborhood setting, this home offers both comfort and accessibility. Whether you’re looking for a primary residence, a weekend escape, or an investment opportunity, 55 West Street presents great potential in the charming Village of Walton. Schedule your showing today and see the possibilities this home has to offer.

18. 2026-03-18
    listed $79,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to 55 West Street, a charming property located in the heart of Walton. This home offers a wonderful opportunity to enjoy small-town living with the convenience of being close to local shops, restaurants, parks, and community amenities. Inside, you’ll find a comfortable layout with inviting living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great foundation for personalization, allowing the next owner to add their own style and updates. The property offers outdoor space perfect for relaxing, gardening, or entertaining while enjoying the peaceful surroundings of this Delaware County community. With its convenient location and welcoming neighborhood setting, this home offers both comfort and accessibility. Whether you’re looking for a primary residence, a weekend escape, or an investment opportunity, 55 West Street presents great potential in the charming Village of Walton. Schedule your showing today and see the possibilities this home has to offer.

19. 2026-03-17
    listed $79,000 Active 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to 55 West Street, a charming property located in the heart of Walton. This home offers a wonderful opportunity to enjoy small-town living with the convenience of being close to local shops, restaurants, parks, and community amenities. Inside, you’ll find a comfortable layout with inviting living spaces, generously sized rooms, and plenty of natural light throughout. The home provides a great foundation for personalization, allowing the next owner to add their own style and updates. The property offers outdoor space perfect for relaxing, gardening, or entertaining while enjoying the peaceful surroundings of this Delaware County community. With its convenient location and welcoming neighborhood setting, this home offers both comfort and accessibility. Whether you’re looking for a primary residence, a weekend escape, or an investment opportunity, 55 West Street presents great potential in the charming Village of Walton. Schedule your showing today and see the possibilities this home has to offer.

20. 2025-09-24
    historical
21. 2025-08-26
    price $79,950
22. 2025-07-03
    listed $89,999 Active
23. 2022-03-08
    historical
24. 2021-10-30
    listed $72,000
25. 2015-04-20
    listed $73,900

ⓘ 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: $2,596 · $216/mo
• Projected year-2 tax: $2,596 · $216/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $34,880
• − Mortgage interest: −$3,641
• − Property taxes: −$2,596
• − Insurance: −$992
• − Repairs & maintenance: −$2,790
• − Management: −$2,790
• − Depreciation: −$1,891
• Taxable income: $20,179
• Est. tax owed @ 24.0%: −$4,843
• After-tax cash flow: $15,034/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

-1.4% since first listed

10 events — show timeline

• 2026-04-13 Price Changed $72,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $72,900 UNYREIS
• 2026-03-18 Listed $79,000 UNYREIS
• 2026-03-17 Listed $79,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-24 Listing Removed — UNYREIS
• 2025-08-26 Price Changed $79,950 UNYREIS
• 2025-07-03 Listed $89,999 UNYREIS
• 2022-03-08 Listing Removed — UNYREIS
• 2021-10-30 Listed $72,000 UNYREIS
• 2015-04-20 Listed $73,900 UNYREIS

Property tax history

+3.0%/yr

Latest (2025): $2,596 · -6.5% YoY. Source: county tax records.