29 Platt St · Walton, NY 13856

$150,000

4 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 244 Days on market

Built 1925 1,536 sqft lot $98/sqft · 6% above area Est $141k · 6% over ↓ 12% since listing

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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 +7.9/10.0
• ARV discount +4.7/15.0
• 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

A really nice two-story, 4 bedroom home in the Village of Walton. Refrigerator, washer and dryer remain with the home. First floor has living room, dining room and eat in kitchen. There is a good amount of closets and built in storage space. It has a covered front porch as well as a back deck. Second floor bedroom has an enclosed balcony overlooking the back yard. This is an estate sale and family continues to work on emptying home. There are ceiling fans in living room and two bedrooms. Home has a back up generator that comes on automatically when power goes out and when power comes back on, generator turns off. Livingroom has a gas fireplace insert. There is a two car garage with automatic door opener and basement has two entrances, bilco door and interior entrance. There is public water as well as public sewer. Natural gas is provided to the home. Taxes reflect owner's star exemption. Listing agent is married to the seller.

Key facts

• Covered front porch
• Back up generator
• Enclosed balcony

Tags

• COVERED FRONT PORCH
• BACK DECK
• ENCLOSED BALCONY
• BACK UP GENERATOR
• GAS FIREPLACE INSERT
• TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 $10k of equity ($1k loan paydown + $9k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.91% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.43%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $141,319
• List price: $150,000
• Delta: 6.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 North St	0.16mi	4/1.5	1,560 (+2%)	10mo	$180,000	$115	82
79 Liberty St	0.14mi	3/2.0 (-1)	1,440 (-6%)	1mo	$267,500	$186	75
57 Liberty St	0.05mi	4/2.0	1,431 (-7%)	14mo	$65,000	$45	73
82 Saint John St	0.31mi	4/2.0	1,408 (-8%)	3mo	$110,000	$78	67
26 Saint John St	0.20mi	3/1.5 (-1)	1,688 (+10%)	9mo	$225,000	$133	62
9 & 11 New St	0.58mi	3/1.0 (-1)	1,584 (+3%)	3mo	$225,000	$142	58
13 Liberty St	0.19mi	3/1.0 (-1)	1,400 (-9%)	14mo	$37,000	$26	58
81 Park St	0.56mi	3/1.5 (-1)	1,536 (0%)	19mo	$230,000	$150	53
42 Delaware St	0.52mi	3/1.0 (-1)	1,390 (-10%)	8mo	$100,000	$72	46
—	0.42mi	3/1.0 (-1)	1,700 (+11%)	16mo	$110,000	$65	42
211 Old Prospect Ave	0.65mi	3/2.0 (-1)	1,365 (-11%)	11mo	$140,000	$103	35
5 Ogden St	0.46mi	3/1.0 (-1)	1,320 (-14%)	18mo	$62,000	$47	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: 32.9%
• Equity multiple: 3.12×
• Total profit: $89,246
• Equity at exit: $92,351

10-year hold

• IRR: 30.8%
• Equity multiple: 6.39×
• Total profit: $226,547
• Equity at exit: $165,820

Cash invested: $42,000 (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: 57
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,858 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$203 /mo · $2,442/yr
• Insurance: −$62
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $745

Break-even live

Break-even rent $1,915

Max offer price $150,000

Occupancy floor 69%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   days on market $150,000 Active 244 DOM
2. 2026-06-15
   days on market $150,000 Active 243 DOM
3. 2026-06-13
   days on market $150,000 Active 241 DOM
4. 2026-06-12
   days on market $150,000 Active 240 DOM
5. 2026-06-09
   days on market $150,000 Active 237 DOM
6. 2026-06-08
   days on market $150,000 Active 236 DOM
7. 2026-06-07
   days on market $150,000 Active 235 DOM
8. 2026-06-07
   days on market $150,000 Active 234 DOM
9. 2026-06-04
   days on market $150,000 Active 231 DOM
10. 2026-06-02
    days on market $150,000 Active 230 DOM
11. 2026-06-01
    days on market $150,000 Active 229 DOM
12. 2026-05-31
    days on market $150,000 Active 228 DOM
13. 2026-04-17
    price $150,000 940-char remark

    Show marketing remark (940 chars)

    A really nice two-story, 4 bedroom home in the Village of Walton. Refrigerator, washer and dryer remain with the home. First floor has living room, dining room and eat in kitchen. There is a good amount of closets and built in storage space. It has a covered front porch as well as a back deck. Second floor bedroom has an enclosed balcony overlooking the back yard. This is an estate sale and family continues to work on emptying home. There are ceiling fans in living room and two bedrooms. Home has a back up generator that comes on automatically when power goes out and when power comes back on, generator turns off. Livingroom has a gas fireplace insert. There is a two car garage with automatic door opener and basement has two entrances, bilco door and interior entrance. There is public water as well as public sewer. Natural gas is provided to the home. Taxes reflect owner's star exemption. Listing agent is married to the seller.

14. 2025-12-14
    price $160,000 940-char remark

    Show marketing remark (940 chars)

    A really nice two-story, 4 bedroom home in the Village of Walton. Refrigerator, washer and dryer remain with the home. First floor has living room, dining room and eat in kitchen. There is a good amount of closets and built in storage space. It has a covered front porch as well as a back deck. Second floor bedroom has an enclosed balcony overlooking the back yard. This is an estate sale and family continues to work on emptying home. There are ceiling fans in living room and two bedrooms. Home has a back up generator that comes on automatically when power goes out and when power comes back on, generator turns off. Livingroom has a gas fireplace insert. There is a two car garage with automatic door opener and basement has two entrances, bilco door and interior entrance. There is public water as well as public sewer. Natural gas is provided to the home. Taxes reflect owner's star exemption. Listing agent is married to the seller.

15. 2025-10-15
    listed $170,000 Active 940-char remark

    Show marketing remark (940 chars)

    A really nice two-story, 4 bedroom home in the Village of Walton. Refrigerator, washer and dryer remain with the home. First floor has living room, dining room and eat in kitchen. There is a good amount of closets and built in storage space. It has a covered front porch as well as a back deck. Second floor bedroom has an enclosed balcony overlooking the back yard. This is an estate sale and family continues to work on emptying home. There are ceiling fans in living room and two bedrooms. Home has a back up generator that comes on automatically when power goes out and when power comes back on, generator turns off. Livingroom has a gas fireplace insert. There is a two car garage with automatic door opener and basement has two entrances, bilco door and interior entrance. There is public water as well as public sewer. Natural gas is provided to the home. Taxes reflect owner's star exemption. Listing agent is married to the seller.

ⓘ 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: $2,442 · $203/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$47/yr (+$4/mo · 1.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 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: $34,294
• − Mortgage interest: −$8,402
• − Property taxes: −$2,442
• − Insurance: −$6,275
• − Repairs & maintenance: −$2,744
• − Management: −$2,744
• − Depreciation: −$4,364
• Taxable income: $7,325
• Est. tax owed @ 24.0%: −$1,758
• After-tax cash flow: $7,178/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

-11.8% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $150,000 UNYREIS
• 2025-12-14 Price Changed $160,000 UNYREIS
• 2025-10-15 Listed $170,000 UNYREIS

Property tax history

+2.8%/yr

Latest (2025): $2,442 · -9.6% YoY. Source: county tax records.