10 Flynn St · Walton, NY 13856

$239,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 9 Days on market

Built 1974 0.30 ac lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A very beautiful 3-bedroom home with two full baths, newly installed laminate flooring throughout, and a spacious attached garage This home is immaculate and on a cul-de-sac with only 6 homes on the street. This is also located close to conveniences, a Village Park, and fine dining. The blacktop driveway is beautiful and makes easy access to the house. There is also a newly installed large deck in the back of the house which is perfect for entertaining and relaxing. There is also a very beautiful large basement which could be used for entertaining or storage area. This is a gorgeous home!

Key facts

• Blacktop driveway
• Large basement
• Cul-de-sac

Tags

• CUL-DE-SAC
• CLOSE TO CONVENIENCES
• BLACKTOP DRIVEWAY
• NEWLY INSTALLED LARGE DECK
• LARGE BASEMENT

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage includes electricity and storage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: One-story single-family home; Existing construction
• Construction: Frame construction with vinyl siding; Asphalt roof; Poured foundation and slab
• Exterior features: Blacktop driveway; Deck; Property on a cul-de-sac; Rectangular lot (approx. 0.3 acre, dimensions 106 x 150); Frontage on a main thoroughfare

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric baseboard heating; Window air conditioning units
• Interior features: Eat-in kitchen; Pull-down attic stairs; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $239,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Saint John St	0.09mi	4/2.0 (+1)	1,408 (+5%)	3mo	$110,000	$78	80
79 Liberty St	0.21mi	3/2.0	1,440 (+7%)	1mo	$267,500	$186	77
57 Liberty St	0.31mi	4/2.0 (+1)	1,431 (+6%)	14mo	$65,000	$45	58
211 Old Prospect Ave	0.72mi	3/2.0	1,365 (+2%)	11mo	$140,000	$103	55
13 Liberty St	0.53mi	3/1.0	1,400 (+4%)	14mo	$37,000	$26	53
5 Ogden St	0.57mi	3/1.0	1,320 (-2%)	18mo	$62,000	$47	52
23 Shepard St	0.28mi	3/1.0	1,160 (-14%)	12mo	$35,000	$30	50
82 Griswold St	0.42mi	3/1.0	1,188 (-12%)	12mo	$132,355	$111	47
81 Park St	0.55mi	3/1.5	1,536 (+14%)	19mo	$230,000	$150	33

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: 23.8%
• Equity multiple: 2.56×
• Total profit: $104,289
• Equity at exit: $147,146

10-year hold

• IRR: 22.7%
• Equity multiple: 5.15×
• Total profit: $277,834
• 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: 6.9×

Monthly cashflow live

• Estimated rent: $2,893 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$334 /mo · $4,005/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $599

Break-even live

Break-even rent $2,135

Max offer price $239,000

Occupancy floor 74%

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 7 events

1. 2026-06-12
   statusdays on market $239,000 Pending 9 DOM
2. 2026-06-09
   days on market $239,000 Active 7 DOM
3. 2026-06-08
   days on market $239,000 Active 6 DOM
4. 2026-06-07
   days on market $239,000 Active 5 DOM
5. 2026-06-07
   days on market $239,000 Active 4 DOM
6. 2026-06-03
   remarks 595-char remark
7. 2026-06-03
   listed $239,000 Active 1 DOM

ⓘ 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: $4,005 · $334/mo
• Projected year-2 tax: $4,022 · $335/mo
• Expected delta: +$17/yr (+$1/mo · 0.4%)

ⓘ 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 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: $34,714
• − Mortgage interest: −$13,388
• − Property taxes: −$4,005
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,777
• − Management: −$2,777
• − Depreciation: −$6,953
• Taxable income: $3,620
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $6,316/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

• 2026-06-02 Listed $239,000 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $4,005 · -0.6% YoY. Source: county tax records.