26 River St · Stamford, NY 12167

$169,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 11 Days on market

Built 1940 0.25 ac lot Est $224k · 25% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• 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

UPDATED PICTURES!! This charming 4 bed 1.5 bathroom home in the quaint Village of Stamford, NY is located walking distance to town and school. A beautiful stream (which is the the beginning of the Delaware River) flows past the back yard making for a serene back yard and deck. Inside includes some nice updates to the kitchen and bathrooms. Entryway includes a nice sized mudroom with a large closet. Off the living room is a lovely 4 season porch/bonus room which can easily be used as an office.

Key facts

• Private back yard
• Bonus room
• Home office

Tags

• PRIVATE BACK YARD
• BONUS ROOM
• HOME OFFICE

Property features AI

Exterior

• Parking: Underground parking; Detached 1-car garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Resale property; Frame construction with vinyl siding
• Construction: Stone foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 121 x 142

Interior

• Kitchen: Gas oven; Gas range; Dishwasher
• Bedrooms: 8 total rooms (includes laundry)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has a bathroom
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: Pantry
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Cap rate 15.7% 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: 36 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 (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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 $118k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.03% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.55%
• DSCR: 2.49
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $224,400
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Academy St	0.33mi	2/1.5 (-1)	1,300 (-2%)	17mo	$125,000	$96	61
16 Railroad Ave	0.39mi	3/2.0	1,440 (+9%)	2mo	$245,000	$170	61
7 Churchill Ave	0.32mi	2/1.0 (-1)	1,344 (+2%)	21mo	$195,000	$145	59
3 Park Ave	0.39mi	2/1.5 (-1)	1,200 (-9%)	3mo	$271,000	$226	57
6 Van Dyke Ave	0.38mi	3/1.5	1,500 (+14%)	5mo	$325,000	$217	53
9 W End Ave	0.33mi	3/2.5	1,480 (+12%)	20mo	$175,000	$118	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.58×
• Total profit: $121,910
• Equity at exit: $97,903

10-year hold

• IRR: 39.4%
• Equity multiple: 7.30×
• Total profit: $298,277
• Equity at exit: $170,757

Cash invested: $47,320 (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 12167

• Home prices YoY: 1.4%
• Active inventory: 36
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,432 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$432 /mo · $5,180/yr
• Insurance: −$70
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $1,268

Break-even live

Break-even rent $1,828

Max offer price $169,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,363	-5% $1,315	+0% $1,268	+5% $1,220	+10% $1,172
Rent	-10% $996	-5% $1,132	+0% $1,268	+5% $1,403	+10% $1,539
Rate	-1.0pp $1,353	-0.5pp $1,311	base $1,268	+0.5pp $1,224	+1.0pp $1,179

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $169,000 Active 11 DOM
2. 2026-06-18
   days on market $169,000 Active 9 DOM
3. 2026-06-17
   days on market $169,000 Active 8 DOM
4. 2026-06-16
   days on market $169,000 Active 7 DOM
5. 2026-06-15
   days on market $169,000 Active 6 DOM
6. 2026-06-13
   days on market $169,000 Active 4 DOM
7. 2026-06-12
   days on market $169,000 Active 3 DOM
8. 2026-06-09
   remarks 325-char remark
9. 2026-06-09
   listed $169,000 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: $5,180 · $432/mo
• Projected year-2 tax: $5,180 · $432/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥87°F today · 19 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: $41,186
• − Mortgage interest: −$9,467
• − Property taxes: −$5,180
• − Insurance: −$1,512
• − Repairs & maintenance: −$3,295
• − Management: −$3,295
• − Depreciation: −$4,916
• Taxable income: $13,522
• Est. tax owed @ 24.0%: −$3,245
• After-tax cash flow: $11,966/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

• Census place: Stamford, NY
• Population (ZIP): 2,257

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 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: ▲ 5.21%
• Current HPI: 368.4492
• 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

+322.5% since first listed

14 events — show timeline

• 2026-06-09 Listed $169,000 UNYREIS
• 2021-05-24 Sold (Public Records) $118,500 Public Records
• 2021-05-14 Sold (MLS) $118,500 ODBOR
• 2021-05-14 Sold (MLS) $118,500 UNYREIS
• 2020-10-03 Listed $125,000 HVCRMLS
• 2020-05-28 Listed $125,000 ODBOR
• 2020-05-28 Listed $125,000 UNYREIS
• 2016-12-27 Listed $99,000 UNYREIS
• 2016-05-20 Listed $105,000 UNYREIS
• 2015-07-09 Listed $119,900 UNYREIS
• 2012-07-26 Listing Removed — UNYREIS
• 2012-07-20 Listed $139,000 UNYREIS
• 2012-07-18 Listed $130,000 UNYREIS
• 1993-05-13 Sold (Public Records) $40,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $5,180 · +2.9% YoY. Source: county tax records.