94 Griswold St · Walton, NY 13856

$179,900

3 bd · 1.5 ba · 1,651 sqft · SingleFamily public records · 86 Days on market

Built 1910 0.25 ac lot $109/sqft · at area comps Est $186k · at est.

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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
• ARV discount +9.0/15.0
• Appreciation +7.9/10.0
• 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

Beautifully Updated Home in the Heart of Walton! This inviting 4-bedroom, 2-bathroom home combines modern updates with small-town charm, while conveniently located right in the Town of Walton. What truly stands out in this home is the newly renovated kitchen. Featuring stylish granite countertops, updated finishes and plenty of space for cooking, gathering and entertaining. The downstairs bathroom also just got a fresh makeover with new floors, new lights, fresh paint, new washer and dryer and a new vanity. Other recent improvements include a new hot water heater, updated plumbing and updated electrical, offering added peace of mind for years to come. All of these renovations were completed in 2026. Enjoy relaxing mornings sipping your coffee on the front porch. While the back deck provides plenty of room for hosting family and friends, while watching the kids and pets play in the fenced in yard. A spacious 2-bay garage provides excellent storage and parking options. With local parks within walking distance, this home offers comfort, convenience and a wonderful in town lifestyle. Move-in ready, thoughtfully updated and perfectly located — this Walton home is ready to welcome you!

Key facts

• Updated electrical
• Front porch
• New hot water heater

Tags

• NEWLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• NEW HOT WATER HEATER
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 $12k of equity ($1k loan paydown + $10k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 86 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1910 — 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: 1.57% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.29%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $185,944
• List price: $179,900
• Delta: -3.25%
• 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
—	0.13mi	3/1.0	1,700 (+3%)	16mo	$110,000	$65	73
58 1/2 High St	0.25mi	3/2.0	1,810 (+10%)	1mo	$230,000	$127	70
91 North St	0.17mi	2/1.5 (-1)	1,736 (+5%)	15mo	$125,000	$72	66
26 Saint John St	0.51mi	3/1.5	1,688 (+2%)	9mo	$225,000	$133	65
49 North St	0.30mi	4/1.5 (+1)	1,560 (-6%)	10mo	$180,000	$115	63
81 Park St	0.23mi	3/1.5	1,536 (-7%)	19mo	$230,000	$150	62
79 Liberty St	0.33mi	3/2.0	1,440 (-13%)	1mo	$267,500	$186	60
82 Saint John St	0.44mi	4/2.0 (+1)	1,408 (-15%)	3mo	$110,000	$78	45
85 Saint John St	0.47mi	4/2.0 (+1)	1,750 (+6%)	21mo	$210,000	$120	44
57 Liberty St	0.35mi	4/2.0 (+1)	1,431 (-13%)	14mo	$65,000	$45	43
21 Liberty St	0.46mi	4/1.5 (+1)	1,885 (+14%)	12mo	$237,500	$126	40
7 Maple St	0.68mi	2/1.0 (-1)	1,404 (-15%)	8mo	$165,000	$118	30

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: 33.5%
• Equity multiple: 3.16×
• Total profit: $108,571
• Equity at exit: $110,760

10-year hold

• IRR: 31.3%
• Equity multiple: 6.44×
• Total profit: $274,138
• Equity at exit: $198,874

Cash invested: $50,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,830 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$239 /mo · $2,871/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $922

Break-even live

Break-even rent $1,662

Max offer price $179,900

Occupancy floor 62%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $179,900 Active 86 DOM
2. 2026-06-17
   days on market $179,900 Active 85 DOM
3. 2026-06-16
   days on market $179,900 Active 84 DOM
4. 2026-06-15
   days on market $179,900 Active 83 DOM
5. 2026-06-13
   days on market $179,900 Active 81 DOM
6. 2026-06-12
   days on market $179,900 Active 80 DOM
7. 2026-06-09
   days on market $179,900 Active 77 DOM
8. 2026-06-08
   days on market $179,900 Active 76 DOM
9. 2026-06-07
   days on market $179,900 Active 75 DOM
10. 2026-06-07
    pricedays on market $179,900 Active 74 DOM
11. 2026-06-04
    days on market $184,999 Active 71 DOM
12. 2026-06-02
    days on market $184,999 Active 70 DOM
13. 2026-06-01
    days on market $184,999 Active 69 DOM
14. 2026-05-31
    days on market $184,999 Active 68 DOM
15. 2026-05-06
    status Pending 1207-char remark

    Show marketing remark (1207 chars)

    Beautifully Updated Home in the Heart of Walton! This inviting 4-bedroom, 2-bathroom home combines modern updates with small-town charm, while conveniently located right in the Town of Walton. What truly stands out in this home is the newly renovated kitchen. Featuring stylish granite countertops, updated finishes and plenty of space for cooking, gathering and entertaining. The downstairs bathroom also just got a fresh makeover with new floors, new lights, fresh paint, new washer and dryer and a new vanity. Other recent improvements include a new hot water heater, updated plumbing and updated electrical, offering added peace of mind for years to come. All of these renovations were completed in 2026. Enjoy relaxing mornings sipping your coffee on the front porch. While the back deck provides plenty of room for hosting family and friends, while watching the kids and pets play in the fenced in yard. A spacious 2-bay garage provides excellent storage and parking options. With local parks within walking distance, this home offers comfort, convenience and a wonderful in town lifestyle. Move-in ready, thoughtfully updated and perfectly located — this Walton home is ready to welcome you!

16. 2026-03-10
    listed $190,000 Active 1207-char remark

    Show marketing remark (1207 chars)

    Beautifully Updated Home in the Heart of Walton! This inviting 4-bedroom, 2-bathroom home combines modern updates with small-town charm, while conveniently located right in the Town of Walton. What truly stands out in this home is the newly renovated kitchen. Featuring stylish granite countertops, updated finishes and plenty of space for cooking, gathering and entertaining. The downstairs bathroom also just got a fresh makeover with new floors, new lights, fresh paint, new washer and dryer and a new vanity. Other recent improvements include a new hot water heater, updated plumbing and updated electrical, offering added peace of mind for years to come. All of these renovations were completed in 2026. Enjoy relaxing mornings sipping your coffee on the front porch. While the back deck provides plenty of room for hosting family and friends, while watching the kids and pets play in the fenced in yard. A spacious 2-bay garage provides excellent storage and parking options. With local parks within walking distance, this home offers comfort, convenience and a wonderful in town lifestyle. Move-in ready, thoughtfully updated and perfectly located — this Walton home is ready to welcome you!

17. 2024-04-23
    soldstatus $130,000
18. 2024-04-22
    soldstatus $130,000 Closed 966-char remark

    Show marketing remark (966 chars)

    Located in the charming village of Walton sits this 3 bedroom 2 bathroom home. As you approach the home, a sense of warmth emanates from the tasteful combination of vinyl siding and a well-maintained exterior. The property boasts a classic charm and older character with its hardwood floors and high ceilings. The heart of this residence is undoubtedly the inviting living space, where large windows usher in an abundance of natural light, highlighting the craftsmanship of the hardwood floors. The living area is the perfect place to unwind and entertain, with ample space for both intimate gatherings and lively social events. The three bedrooms are generously sized, offering comfortable retreats for rest and relaxation. Outside the property has both a front porch and a back deck as well as a 2 car detached garage. The property is minutes from The Delaware River, Parks, Public Pool, Shops, Cafes and Restaurants. Enjoy all that this village home has to offer.

19. 2024-02-06
    status Pending 966-char remark

    Show marketing remark (966 chars)

    Located in the charming village of Walton sits this 3 bedroom 2 bathroom home. As you approach the home, a sense of warmth emanates from the tasteful combination of vinyl siding and a well-maintained exterior. The property boasts a classic charm and older character with its hardwood floors and high ceilings. The heart of this residence is undoubtedly the inviting living space, where large windows usher in an abundance of natural light, highlighting the craftsmanship of the hardwood floors. The living area is the perfect place to unwind and entertain, with ample space for both intimate gatherings and lively social events. The three bedrooms are generously sized, offering comfortable retreats for rest and relaxation. Outside the property has both a front porch and a back deck as well as a 2 car detached garage. The property is minutes from The Delaware River, Parks, Public Pool, Shops, Cafes and Restaurants. Enjoy all that this village home has to offer.

20. 2024-01-23
    price $125,000 966-char remark

    Show marketing remark (966 chars)

    Located in the charming village of Walton sits this 3 bedroom 2 bathroom home. As you approach the home, a sense of warmth emanates from the tasteful combination of vinyl siding and a well-maintained exterior. The property boasts a classic charm and older character with its hardwood floors and high ceilings. The heart of this residence is undoubtedly the inviting living space, where large windows usher in an abundance of natural light, highlighting the craftsmanship of the hardwood floors. The living area is the perfect place to unwind and entertain, with ample space for both intimate gatherings and lively social events. The three bedrooms are generously sized, offering comfortable retreats for rest and relaxation. Outside the property has both a front porch and a back deck as well as a 2 car detached garage. The property is minutes from The Delaware River, Parks, Public Pool, Shops, Cafes and Restaurants. Enjoy all that this village home has to offer.

21. 2024-01-05
    price $139,999 966-char remark

    Show marketing remark (966 chars)

    Located in the charming village of Walton sits this 3 bedroom 2 bathroom home. As you approach the home, a sense of warmth emanates from the tasteful combination of vinyl siding and a well-maintained exterior. The property boasts a classic charm and older character with its hardwood floors and high ceilings. The heart of this residence is undoubtedly the inviting living space, where large windows usher in an abundance of natural light, highlighting the craftsmanship of the hardwood floors. The living area is the perfect place to unwind and entertain, with ample space for both intimate gatherings and lively social events. The three bedrooms are generously sized, offering comfortable retreats for rest and relaxation. Outside the property has both a front porch and a back deck as well as a 2 car detached garage. The property is minutes from The Delaware River, Parks, Public Pool, Shops, Cafes and Restaurants. Enjoy all that this village home has to offer.

22. 2023-11-28
    listed $159,000 Active 966-char remark

    Show marketing remark (966 chars)

    Located in the charming village of Walton sits this 3 bedroom 2 bathroom home. As you approach the home, a sense of warmth emanates from the tasteful combination of vinyl siding and a well-maintained exterior. The property boasts a classic charm and older character with its hardwood floors and high ceilings. The heart of this residence is undoubtedly the inviting living space, where large windows usher in an abundance of natural light, highlighting the craftsmanship of the hardwood floors. The living area is the perfect place to unwind and entertain, with ample space for both intimate gatherings and lively social events. The three bedrooms are generously sized, offering comfortable retreats for rest and relaxation. Outside the property has both a front porch and a back deck as well as a 2 car detached garage. The property is minutes from The Delaware River, Parks, Public Pool, Shops, Cafes and Restaurants. Enjoy all that this village home has to offer.

ⓘ 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: $2,871 · $239/mo
• Projected year-2 tax: $2,956 · $246/mo
• Expected delta: +$85/yr (+$7/mo · 3.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% 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: $33,955
• − Mortgage interest: −$10,077
• − Property taxes: −$2,871
• − Insurance: −$1,566
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − Depreciation: −$5,233
• Taxable income: $8,775
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $8,961/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

+19.5% since first listed

8 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-03-10 Listed $190,000 UNYREIS
• 2024-04-23 Sold (Public Records) $130,000 Public Records
• 2024-04-22 Sold (MLS) $130,000 UNYREIS
• 2024-02-06 Pending — UNYREIS
• 2024-01-23 Price Changed $125,000 UNYREIS
• 2024-01-05 Price Changed $139,999 UNYREIS
• 2023-11-28 Listed $159,000 UNYREIS

Property tax history

+1.7%/yr

Latest (2025): $2,871 · -6.4% YoY. Source: county tax records.