788 Teed Rd · Walton, NY 13856

$249,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 17 Days on market

Built 2004 21 ac lot

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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 +23.5/30.0
• Appreciation +7.9/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Escape to your very own slice of the Catskills at 788 Teed Road, where 20.823 acres of wooded wonder await your arrival. This isn’t just a property; it is a sprawling playground in Walton, NY, where the air is crisp, the trees are tall, and the lifestyle is legendary. Whether you are an avid hunter seeking the ultimate basecamp or a nature enthusiast looking to trade traffic jams for manicured trails, this Delaware County gem is teed up and ready for your next adventure. The heart of this retreat is a well-maintained 2004 residence designed for easy, single-story living. Inside, you will find a thoughtful two-bedroom, two-bathroom layout that balances comfort with the call of the wild. The living space is anchored by a cozy pellet stove, perfect for warming your toes after a day of exploring your private forest. With a gas cooktop for farm-to-table meals and a primary suite for peaceful repose, the home provides a solid foundation for your rural dreams. Practical upgrades like a brand-new blacktop driveway and a fresh survey mean you can spend less time on logistics and more time on the land. Step outside onto the massive wood deck and let the sensory experience begin. Smell the fresh pine, listen to the rustle of the leaves, and gaze out over a terrain that is uniquely yours. The property features an impressive network of trails, ideal for hiking, horseback riding, or quiet morning walks to observe the local wildlife. Two sheds provide ample storage for your ATVs, gear, and tools, while the concrete slab offers a sturdy base for future projects. This is a place where you can truly breathe, with plenty of room to roam and no neighbors in sight. This property represents an incredible value for those seeking significant acreage with established infrastructure. From the manicured paths to the sun-drenched deck, every inch of this estate invites you to slow down and savor the scenery. Your wild and wonderful Walton chapter starts here. Don’t let this one wander away, discover why life is better on Teed Road!

Key facts

• 20.823 acres
• Manicured trails
• Cozy pellet stove

Tags

• 20.823 ACRES
• WOODED WONDER
• MANICURED TRAILS
• WELL-MAINTAINED RESIDENCE
• SINGLE-STORY LIVING
• COZY PELLET STOVE

Property features AI

Exterior

• Parking: Four parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Septic tank
• Home design: Single-family residence; Entry level: First floor; Shingle roof
• Construction: Vinyl siding; Slab foundation; Built on slab
• Exterior features: Wrap-around porch; Deck; Shed(s); Private, sloped, wooded lot with mountain views

Interior

• Kitchen: Dishwasher; Gas oven; Range; Range hood; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Vinyl; Carpet
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Forced air heating; Propane
• Interior features: Solid surface counters; Sliding doors
• Laundry & utility: Washer and dryer; Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.

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 $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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $175k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $245,265 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.41×
• Total profit: $98,454
• Equity at exit: $153,303

10-year hold

• IRR: 20.7%
• Equity multiple: 4.83×
• Total profit: $267,199
• Equity at exit: $275,261

Cash invested: $69,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,641 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$212 /mo · $2,538/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $465

Break-even live

Break-even rent $2,052

Max offer price $249,000

Occupancy floor 77%

Sensitivity live

Price	-10% $606	-5% $536	+0% $465	+5% $395	+10% $324
Rent	-10% $256	-5% $361	+0% $465	+5% $569	+10% $674
Rate	-1.0pp $590	-0.5pp $528	base $465	+0.5pp $401	+1.0pp $335

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $249,000 Contingent 17 DOM
2. 2026-06-21
   days on market $249,000 Contingent 16 DOM
3. 2026-06-21
   statusdays on market $249,000 Contingent 15 DOM
4. 2026-06-18
   days on market $249,000 Active 13 DOM
5. 2026-06-17
   days on market $249,000 Active 12 DOM
6. 2026-06-16
   days on market $249,000 Active 11 DOM
7. 2026-06-15
   days on market $249,000 Active 10 DOM
8. 2026-06-13
   days on market $249,000 Active 8 DOM
9. 2026-06-12
   days on market $249,000 Active 7 DOM
10. 2026-06-09
    days on market $249,000 Active 4 DOM
11. 2026-06-08
    days on market $249,000 Active 3 DOM
12. 2026-06-07
    days on market $249,000 Active 2 DOM
13. 2026-06-07
    remarks 699-char remark
14. 2026-06-07
    listed $249,000 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: $2,538 · $212/mo
• Projected year-2 tax: $3,373 · $281/mo
• Expected delta: +$835/yr (+$70/mo · 32.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥89°F today · 13 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: $31,687
• − Mortgage interest: −$13,948
• − Property taxes: −$2,538
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$7,244
• Taxable income: $1,643
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $5,186/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

• 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

+42.3% since first listed

6 events — show timeline

• 2026-06-05 Listed $249,000 Global MLS
• 2026-06-05 Listed $249,000 UNYREIS
• 2022-10-18 Sold (Public Records) $175,000 Public Records
• 2022-10-18 Sold (MLS) $175,000 ODBOR
• 2022-10-18 Sold (MLS) $175,000 UNYREIS
• 2022-06-26 Listed $175,000 UNYREIS

Property tax history

+2.2%/yr

Latest (2025): $2,538 · +3.4% YoY. Source: county tax records.