54 River St · Stamford, NY 12167

$215,000

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 23 Days on market

Built 1920 0.50 ac lot Est $204k · 5% 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 +7.6/10.0
• ARV discount +5.0/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

QUAINT VILLAGE CAPE. .. This warm & inviting 3 bedroom, 1 3/4 bath home has a formal dining room, solid oak Kraftmade kitchen cabinets w/ breakfast nook, large living room and a charming wraparound covered porch. A full basement with a managable yard that's a short walk to the school, markets and cafes.

Key facts

• Large yard
• Wrap around deck
• Access to town pool

Tags

• IN GROUND ELECTRIC FENCE
• WRAP AROUND DECK
• LARGE YARD
• ACCESS TO TOWN POOL
• WALKING DISTANCE TO EATERIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Resale property
• Construction: Frame construction; Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Dirt driveway; Rectangular residential lot (77 x 169)

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Separate/formal living room; Country kitchen; Bedroom on main level; Partial basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.3% in Stamford — 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 67/100 on livability (#574 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment C-, schools D-, amenities F.
• Stamford Central School District (rural): math 40% / reading 35% proficiency, ranked #675 of 755 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 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 $13k of equity ($1k loan paydown + $11k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($212k) 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 $72k; list at $215k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.71% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.86%
• DSCR: 2.28
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $203,870
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Van Dyke Ave	0.28mi	3/1.5	1,500 (+7%)	5mo	$325,000	$217	71
29 River St	0.09mi	4/1.5 (+1)	1,603 (+14%)	1mo	$180,200	$112	67
16 Railroad Ave	0.63mi	3/2.0	1,440 (+2%)	2mo	$245,000	$170	63
3 Park Ave	0.27mi	2/1.5 (-1)	1,200 (-15%)	3mo	$271,000	$226	56
9 W End Ave	0.57mi	3/2.5	1,480 (+5%)	20mo	$175,000	$118	44
4 Academy St	0.53mi	2/1.5 (-1)	1,300 (-8%)	17mo	$125,000	$96	44
7 Churchill Ave	0.56mi	2/1.0 (-1)	1,344 (-4%)	21mo	$195,000	$145	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 3.40×
• Total profit: $144,339
• Equity at exit: $124,551

10-year hold

• IRR: 36.5%
• Equity multiple: 6.91×
• Total profit: $355,570
• Equity at exit: $217,235

Cash invested: $60,200 (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 12167

• Home prices YoY: 1.4%
• Active inventory: 36
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,672 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $1,448

Break-even live

Break-even rent $1,840

Max offer price $215,000

Occupancy floor 56%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $215,000 Active 23 DOM
2. 2026-06-17
   days on market $215,000 Active 22 DOM
3. 2026-06-16
   days on market $215,000 Active 21 DOM
4. 2026-06-15
   pricedays on market $215,000 Active 20 DOM
5. 2026-06-13
   days on market $225,000 Active 18 DOM
6. 2026-06-12
   days on market $225,000 Active 17 DOM
7. 2026-06-09
   days on market $225,000 Active 14 DOM
8. 2026-06-08
   days on market $225,000 Active 13 DOM
9. 2026-06-07
   days on market $225,000 Active 12 DOM
10. 2026-06-07
    days on market $225,000 Active 11 DOM
11. 2026-06-04
    days on market $225,000 Active 8 DOM
12. 2026-06-02
    days on market $225,000 Active 7 DOM
13. 2026-06-01
    days on market $225,000 Active 6 DOM
14. 2026-05-31
    days on market $225,000 Active 5 DOM
15. 2026-05-19
    listed $225,000 Active
16. 2013-02-13
    soldstatus $72,000
17. 2013-02-07
    soldstatus $72,000 310-char remark

    Show marketing remark (310 chars)

    QUAINT VILLAGE CAPE. .. This warm & inviting 3 bedroom, 1 3/4 bath home has a formal dining room, solid oak Kraftmade kitchen cabinets w/ breakfast nook, large living room and a charming wraparound covered porch. A full basement with a managable yard that's a short walk to the school, markets and cafes.

18. 2012-03-03
    listed $72,500 310-char remark

    Show marketing remark (310 chars)

    QUAINT VILLAGE CAPE. .. This warm & inviting 3 bedroom, 1 3/4 bath home has a formal dining room, solid oak Kraftmade kitchen cabinets w/ breakfast nook, large living room and a charming wraparound covered porch. A full basement with a managable yard that's a short walk to the school, markets and cafes.

19. 2010-04-01
    listed $95,000
20. 1993-10-19
    soldstatus $41,000

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $3,235 · $270/mo
• Expected delta: +$398/yr (+$33/mo · 14.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,067
• − Mortgage interest: −$12,043
• − Property taxes: −$2,837
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,525
• − Management: −$3,525
• − Depreciation: −$6,255
• Taxable income: $14,807
• Est. tax owed @ 24.0%: −$3,554
• After-tax cash flow: $13,818/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: Stamford Central School District
• NCES district ID: 3628020
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $42,968
• Composite: 34.29/100
• National rank: #10231
• State rank: #675 of 755 in NY

Livability — Stamford

• Score: 67/100
• State rank: #574
• US rank: #10332

Category grades

Amenities F Commute F Cost of living A Crime A- Employment C- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, NY
• Population (ZIP): 2,257

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 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: ▲ 5.21%
• Current HPI: 368.4492
• 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

+448.8% since first listed

6 events — show timeline

• 2026-05-19 Listed $225,000 UNYREIS
• 2013-02-13 Sold (Public Records) $72,000 Public Records
• 2013-02-07 Sold (MLS) $72,000 UNYREIS
• 2012-03-03 Listed $72,500 UNYREIS
• 2010-04-01 Listed $95,000 UNYREIS
• 1993-10-19 Sold (Public Records) $41,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,837 · +3.0% YoY. Source: county tax records.