147 East St · Walton, NY 13856

$249,000

3 bd · 2.5 ba · 2,234 sqft · SingleFamily public records · 141 Days on market

Built 1880 0.25 ac lot $111/sqft · 63% 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 +22.4/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• 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

This 3 bed, 2.5 bath home, set nicely above the village of Walton, offers plentiful living space with a number of potential use applications based on it's unique layout. Whether you are looking for a large single family home with updated spaces, a smaller domestic area with bonus space for guests or income potential, or even wish to consider a conversion to a full 2 unit home, options abound! A new addition off the back of the house is the real showstopper. The downstairs flex space could be a massive living room or the social hub of the home. With furnishings included, it is currently outfitted with billiard table, workout space and steam room. Ascending the back staircase, you enter a grand bedroom area with access to the back balcony, a kitchenette, and en-suite bath. The basement of the addition is super bright, with tall ceiling height and the on-demand natural gas radiant floor heating system keeping things cozy and cost efficient. Both living levels of the addition connect back to the original house. On the first floor, the back entry offers a powder room and access to the original stone basement, the kitchen and eating nook, and good sized living room with pine flooring and room for a work station. At the top of the main staircase, there is a super functional central laundry hub, another full bathroom, and two more bedrooms (the larger of which was formerly two separate bedrooms). With a location inside the village, but high above town with a private feeling on a dead-end road, this one merits your time and consideration.

Key facts

• 0.25 acre lot
• Built 1880
• Listed 140 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/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: $219k (12.0% 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: 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 $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 ~4 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 141 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $249k implies a 858% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $153,202
• List price: $249,000
• Delta: 62.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Burton St	0.21mi	3/2.0	2,220 (-1%)	10mo	$180,000	$81	79
15 Howell St	0.44mi	3/2.0	2,244 (+0%)	22mo	$135,000	$60	58
38 Townsend St	0.50mi	3/2.0	2,085 (-7%)	20mo	$275,000	$132	46
6 Howell St	0.48mi	4/2.0 (+1)	1,964 (-12%)	11mo	$110,000	$56	42

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: 20.8%
• Equity multiple: 2.37×
• Total profit: $95,189
• Equity at exit: $153,303

10-year hold

• IRR: 20.0%
• Equity multiple: 4.73×
• Total profit: $260,374
• 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: 57
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,737 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$340 /mo · $4,082/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $413

Break-even live

Break-even rent $2,215

Max offer price $249,000

Occupancy floor 80%

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 20 events

1. 2026-06-18
   days on market $249,000 Active 141 DOM
2. 2026-06-17
   days on market $249,000 Active 140 DOM
3. 2026-06-16
   days on market $249,000 Active 139 DOM
4. 2026-06-15
   days on market $249,000 Active 138 DOM
5. 2026-06-13
   days on market $249,000 Active 136 DOM
6. 2026-06-12
   days on market $249,000 Active 135 DOM
7. 2026-06-09
   days on market $249,000 Active 132 DOM
8. 2026-06-08
   days on market $249,000 Active 131 DOM
9. 2026-06-07
   days on market $249,000 Active 130 DOM
10. 2026-06-07
    days on market $249,000 Active 129 DOM
11. 2026-06-04
    days on market $249,000 Active 126 DOM
12. 2026-06-02
    days on market $249,000 Active 125 DOM
13. 2026-06-01
    days on market $249,000 Active 124 DOM
14. 2026-05-31
    days on market $249,000 Active 123 DOM
15. 2026-04-17
    price $249,000 1556-char remark

    Show marketing remark (1556 chars)

    This 3 bed, 2.5 bath home, set nicely above the village of Walton, offers plentiful living space with a number of potential use applications based on it's unique layout. Whether you are looking for a large single family home with updated spaces, a smaller domestic area with bonus space for guests or income potential, or even wish to consider a conversion to a full 2 unit home, options abound! A new addition off the back of the house is the real showstopper. The downstairs flex space could be a massive living room or the social hub of the home. With furnishings included, it is currently outfitted with billiard table, workout space and steam room. Ascending the back staircase, you enter a grand bedroom area with access to the back balcony, a kitchenette, and en-suite bath. The basement of the addition is super bright, with tall ceiling height and the on-demand natural gas radiant floor heating system keeping things cozy and cost efficient. Both living levels of the addition connect back to the original house. On the first floor, the back entry offers a powder room and access to the original stone basement, the kitchen and eating nook, and good sized living room with pine flooring and room for a work station. At the top of the main staircase, there is a super functional central laundry hub, another full bathroom, and two more bedrooms (the larger of which was formerly two separate bedrooms). With a location inside the village, but high above town with a private feeling on a dead-end road, this one merits your time and consideration.

16. 2026-01-28
    listed $279,000 Active 1556-char remark

    Show marketing remark (1556 chars)

    This 3 bed, 2.5 bath home, set nicely above the village of Walton, offers plentiful living space with a number of potential use applications based on it's unique layout. Whether you are looking for a large single family home with updated spaces, a smaller domestic area with bonus space for guests or income potential, or even wish to consider a conversion to a full 2 unit home, options abound! A new addition off the back of the house is the real showstopper. The downstairs flex space could be a massive living room or the social hub of the home. With furnishings included, it is currently outfitted with billiard table, workout space and steam room. Ascending the back staircase, you enter a grand bedroom area with access to the back balcony, a kitchenette, and en-suite bath. The basement of the addition is super bright, with tall ceiling height and the on-demand natural gas radiant floor heating system keeping things cozy and cost efficient. Both living levels of the addition connect back to the original house. On the first floor, the back entry offers a powder room and access to the original stone basement, the kitchen and eating nook, and good sized living room with pine flooring and room for a work station. At the top of the main staircase, there is a super functional central laundry hub, another full bathroom, and two more bedrooms (the larger of which was formerly two separate bedrooms). With a location inside the village, but high above town with a private feeling on a dead-end road, this one merits your time and consideration.

17. 2015-10-02
    soldstatus $26,000 294-char remark

    Show marketing remark (294 chars)

    This is a FannieMae HomePath property. Great location close to the park, Bike walk down and enjoy! Flat yard in back. Large living room, eat in kitchen. Half bath on main floor. Cool off in the evening on the deck upstairs. Laundry right at top of the stairs! Generous bedrooms, large bath too!

18. 2015-07-24
    listed $29,000 294-char remark

    Show marketing remark (294 chars)

    This is a FannieMae HomePath property. Great location close to the park, Bike walk down and enjoy! Flat yard in back. Large living room, eat in kitchen. Half bath on main floor. Cool off in the evening on the deck upstairs. Laundry right at top of the stairs! Generous bedrooms, large bath too!

19. 2005-11-03
    soldstatus $58,500
20. 1999-08-03
    soldstatus $42,000

ⓘ 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: $4,082 · $340/mo
• Projected year-2 tax: $4,145 · $345/mo
• Expected delta: +$63/yr (+$5/mo · 1.5%)

ⓘ 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: $32,844
• − Mortgage interest: −$13,948
• − Property taxes: −$4,082
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$7,244
• Taxable income: $1,070
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $4,693/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

+492.9% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $249,000 UNYREIS
• 2026-01-28 Listed $279,000 UNYREIS
• 2015-10-02 Sold (MLS) $26,000 GBAOR
• 2015-07-24 Listed $29,000 GBAOR
• 2005-11-03 Sold (Public Records) $58,500 Public Records
• 1999-08-03 Sold (Public Records) $42,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,082 · +3.4% YoY. Source: county tax records.