293 Delaware St · Walton, NY 13856

$300,000

4 bd · 2.5 ba · 1,824 sqft · SingleFamily public records · 52 Days on market

Built 1920 0.25 ac lot $164/sqft · 105% above area

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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 +15.4/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

2 for 1 deal! Don’t miss this unique opportunity to own this beautiful home in Walton that sits next to the 2 unit investment property at 1 Hudson St. This charming and spacious single family home offers comfort and functionality on a corner lot, with a stunning view from the second floor balcony off the primary bedroom; perfect for enjoying your morning coffee. With 4 bedrooms and 2 full baths, one bedroom is currently used as a second floor laundry room. Bedrooms upstairs have gorgeous windows in the closets, offering natural light and unique charm. The main level features a cozy screened-in porch and a deck just off the spacious kitchen. Large garage with excellent storage or a potential workspace for projects, includes a loft space. The 2 unit property right next door at 1 Hudson St offers a fully rented investment opportunity. With a 2 bedroom unit and a studio apartment upstairs, large yard with shed. Newer hot water heater and onsite laundry for the convenience of the tenants.

Key facts

• Deck off kitchen
• Large garage
• Second floor balcony

Tags

• CORNER LOT
• SECOND FLOOR BALCONY
• COZY SCREENED-IN PORCH
• DECK OFF KITCHEN
• LARGE GARAGE
• LOFT SPACE

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage (2 spaces)
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story home; Existing construction
• Construction: Composite siding; Shake siding; Block foundation; Stone foundation
• Exterior features: Deck; Enclosed porch; Porch; See remarks

Interior

• Kitchen: Free-standing range; Microwave; Oven; Refrigerator; Disposal
• Flooring: Carpet; Laminate; Tile; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Forced air; Hot water heating
• Interior features: Eat-in kitchen; Separate/formal living room; See remarks
• Laundry & utility: Washer; Dryer; Laundry on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (8.1% below list).
• Recommended offer: $276k (8.1% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: Townsend Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 367 students, 47% FRL); Walton Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 189 students, 54% FRL); Walton High School (math 84% / reading 90%, grade A, #308 of 1,100 statewide, top 28%, 283 students, 50% FRL) — zoned schools at 51% FRL track the district average.
• 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 $19k of equity ($2k loan paydown + $17k 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 $84k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, 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 52 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $275,700 (8.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $146,678
• List price: $300,000
• Delta: 104.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Howell St	0.25mi	4/2.0	1,964 (+8%)	11mo	$110,000	$56	65
9 & 11 New St	0.05mi	3/1.0 (-1)	1,584 (-13%)	3mo	$225,000	$142	62
21 Liberty St	0.46mi	4/1.5	1,885 (+3%)	12mo	$237,500	$126	59
26 Saint John St	0.41mi	3/1.5 (-1)	1,688 (-8%)	9mo	$225,000	$133	52
47 Shepard St	0.60mi	4/1.5	1,764 (-3%)	23mo	$181,500	$103	43
85 Saint John St	0.66mi	4/2.0	1,750 (-4%)	21mo	$210,000	$120	43
49 North St	0.65mi	4/1.5	1,560 (-14%)	10mo	$180,000	$115	33
38 Townsend St	0.58mi	3/2.0 (-1)	2,085 (+14%)	20mo	$275,000	$132	25

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: 16.2%
• Equity multiple: 2.08×
• Total profit: $90,363
• Equity at exit: $184,702

10-year hold

• IRR: 16.3%
• Equity multiple: 4.11×
• Total profit: $261,104
• Equity at exit: $331,640

Cash invested: $84,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,757 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$364 /mo · $4,369/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $116

Break-even live

Break-even rent $2,611

Max offer price $300,000

Occupancy floor 91%

Sensitivity live

Price	-10% $286	-5% $201	+0% $116	+5% $31	+10% $-54
Rent	-10% $-102	-5% $7	+0% $116	+5% $225	+10% $333
Rate	-1.0pp $267	-0.5pp $192	base $116	+0.5pp $38	+1.0pp $-41

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $300,000 Active 52 DOM
2. 2026-06-21
   days on market $300,000 Active 51 DOM
3. 2026-06-18
   days on market $300,000 Active 49 DOM
4. 2026-06-17
   days on market $300,000 Active 48 DOM
5. 2026-06-16
   days on market $300,000 Active 47 DOM
6. 2026-06-15
   days on market $300,000 Active 46 DOM
7. 2026-06-13
   days on market $300,000 Active 44 DOM
8. 2026-06-12
   days on market $300,000 Active 43 DOM
9. 2026-06-09
   days on market $300,000 Active 40 DOM
10. 2026-06-08
    days on market $300,000 Active 39 DOM
11. 2026-06-07
    days on market $300,000 Active 38 DOM
12. 2026-06-07
    days on market $300,000 Active 37 DOM
13. 2026-06-04
    days on market $300,000 Active 34 DOM
14. 2026-06-02
    days on market $300,000 Active 33 DOM
15. 2026-06-01
    days on market $300,000 Active 32 DOM
16. 2026-05-31
    days on market $300,000 Active 31 DOM
17. 2026-04-29
    listed $300,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    2 for 1 deal! Don’t miss this unique opportunity to own this beautiful home in Walton that sits next to the 2 unit investment property at 1 Hudson St. This charming and spacious single family home offers comfort and functionality on a corner lot, with a stunning view from the second floor balcony off the primary bedroom; perfect for enjoying your morning coffee. With 4 bedrooms and 2 full baths, one bedroom is currently used as a second floor laundry room. Bedrooms upstairs have gorgeous windows in the closets, offering natural light and unique charm. The main level features a cozy screened-in porch and a deck just off the spacious kitchen. Large garage with excellent storage or a potential workspace for projects, includes a loft space. The 2 unit property right next door at 1 Hudson St offers a fully rented investment opportunity. With a 2 bedroom unit and a studio apartment upstairs, large yard with shed. Newer hot water heater and onsite laundry for the convenience of the tenants.

18. 2026-04-29
    listed $300,000 Active 1162-char remark

    Show marketing remark (1005 chars)

    2 for 1 deal! Don’t miss this unique opportunity to own this beautiful home in Walton that sits next to the 2 unit investment property at 1 Hudson St. This charming and spacious single family home offers comfort and functionality on a corner lot, with a stunning view from the second floor balcony off the primary bedroom; perfect for enjoying your morning coffee. With 4 bedrooms and 2 full baths, one bedroom is currently used as a second floor laundry room. Bedrooms upstairs have gorgeous windows in the closets, offering natural light and unique charm. The main level features a cozy screened-in porch and a deck just off the spacious kitchen. Large garage with excellent storage or a potential workspace for projects, includes a loft space. The 2 unit property right next door at 1 Hudson St offers a fully rented investment opportunity. With a 2 bedroom unit and a studio apartment upstairs, large yard with shed. Newer hot water heater and onsite laundry for the convenience of the tenants.

19. 2025-10-02
    status Pending
20. 2025-10-02
    historical Active Under Contract
21. 2025-07-29
    listed $210,000 Active
22. 2025-07-29
    listed $210,000 Active

ⓘ 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: $4,369 · $364/mo
• Projected year-2 tax: $4,720 · $393/mo
• Expected delta: +$350/yr (+$29/mo · 8.0%)

ⓘ 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 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: $33,084
• − Mortgage interest: −$16,805
• − Property taxes: −$4,369
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$8,727
• Taxable loss: −$3,611
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $2,255/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

+42.9% since first listed

6 events — show timeline

• 2026-04-29 Listed $300,000 GBAOR
• 2026-04-29 Listed $300,000 UNYREIS
• 2025-10-02 Pending — GBAOR
• 2025-10-02 Contingent — UNYREIS
• 2025-07-29 Listed $210,000 GBAOR
• 2025-07-29 Listed $210,000 UNYREIS

Property tax history

+3.7%/yr

Latest (2025): $4,369 · -3.2% YoY. Source: county tax records.