10 Wilcox Spur Rd Rd · Stamford, NY 13786

$64,900

2 bd · 1.0 ba · 675 sqft · SingleFamily public records · 70 Days on market

Built 1900 0.50 ac lot $96/sqft · 64% below area

---

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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Situated in a serene, quiet neighborhood that maintains easy access to local village amenities. The home currently requires a new electrical service connection. Due to the lack of power, the well and septic systems have not been tested and will need to be verified by the buyer. With a little elbow grease and some creative updates, this house has the bones to be 'cute as a button' and a standout in the local market!

Key facts

• 0.5 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 12 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 $6k of equity ($449 loan paydown + $5k appreciation (7.9% 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 (7.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 70 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $20k; list at $65k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $180,497
• List price: $64,900
• Delta: -64.04%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.03×
• Total profit: $36,857
• Equity at exit: $48,879

10-year hold

• IRR: 25.4%
• Equity multiple: 6.46×
• Total profit: $99,235
• Equity at exit: $96,620

Cash invested: $18,172 (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 13786

• Home prices YoY: 2.0%
• Active inventory: 12
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $164

Break-even live

Break-even rent $638

Max offer price $64,900

Occupancy floor 76%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $64,900 Active 70 DOM
2. 2026-06-17
   days on market $64,900 Active 69 DOM
3. 2026-06-16
   days on market $64,900 Active 68 DOM
4. 2026-06-15
   days on market $64,900 Active 67 DOM
5. 2026-06-13
   days on market $64,900 Active 65 DOM
6. 2026-06-12
   days on market $64,900 Active 64 DOM
7. 2026-06-09
   days on market $64,900 Active 61 DOM
8. 2026-06-08
   days on market $64,900 Active 60 DOM
9. 2026-06-07
   days on market $64,900 Active 59 DOM
10. 2026-06-07
    days on market $64,900 Active 58 DOM
11. 2026-06-04
    days on market $64,900 Active 55 DOM
12. 2026-06-02
    days on market $64,900 Active 54 DOM
13. 2026-06-01
    days on market $64,900 Active 53 DOM
14. 2026-05-31
    days on market $64,900 Active 52 DOM
15. 2026-04-08
    listed $64,900 Active 421-char remark

    Show marketing remark (421 chars)

    Situated in a serene, quiet neighborhood that maintains easy access to local village amenities. The home currently requires a new electrical service connection. Due to the lack of power, the well and septic systems have not been tested and will need to be verified by the buyer. With a little elbow grease and some creative updates, this house has the bones to be 'cute as a button' and a standout in the local market!

16. 2026-02-28
    historical
17. 2025-09-05
    listed $59,900 Active
18. 2020-06-30
    listed $62,800
19. 2019-11-15
    listed $62,800
20. 2018-11-30
    listed $62,900
21. 2017-01-07
    listed $64,800
22. 2012-01-06
    listed $98,722
23. 2005-07-20
    soldstatus $20,000
24. 1999-08-23
    soldstatus $23,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°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: $10,155
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$991
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,888
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $1,724/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

• Population (ZIP): 440

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 (85%)
• Race & ethnicity: White 85% Two or more races 10% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 17% Italian 5% Romanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Other Asian/Pacific 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: ▲ 7.90%
• Current HPI: 393.1833
• 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

+182.2% since first listed

10 events — show timeline

• 2026-04-08 Listed $64,900 Global MLS
• 2026-02-28 Listing Removed — Global MLS
• 2025-09-05 Listed $59,900 Global MLS
• 2020-06-30 Listed $62,800 UNYREIS
• 2019-11-15 Listed $62,800 UNYREIS
• 2018-11-30 Listed $62,900 UNYREIS
• 2017-01-07 Listed $64,800 UNYREIS
• 2012-01-06 Listed $98,722 UNYREIS
• 2005-07-20 Sold (Public Records) $20,000 Public Records
• 1999-08-23 Sold (Public Records) $23,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,436 · +2.7% YoY. Source: county tax records.