5142 County Highway 47 · Walton, NY 13856

$370,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 19 Days on market

Built 1988 6.65 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Nestled in the scenic Catskill foothills, this 4-season cabin offers the perfect blend of rustic retreat and income-generating opportunity. WARNING: you may love it enough to make it a primary residence! This active Short Term Rental has an open-concept main level perfect for hosting. The upper level offers an ideal bedroom retreat and bonus loft, while the walkout basement is finished with a family room, bedroom, and laundry. Fish the pond, try the paddle boat, or explore the property where you'll find bridges, chicken coop and deer stands. For unforgettable evenings, gather around the fire pit or unwind in the hot tub. The lower acreage features a 31'x38' pole barn with 3 stalls. Currently used as an entertainment space, it is also ideal for horses, gardening, or storage. Adventure awaits--explore nearby Bear Spring Mtn's 7,000+ acres, master skiing at nearby resorts, take a hiking/river excursion, or spend the day in Cooperstown, Lake George, Albany or Saratoga Springs. Pure Escape!

Key facts

• Hot tub
• Finished family room
• Fire pit

Tags

• OPEN-CONCEPT MAIN LEVEL
• FINISHED FAMILY ROOM
• FIRE PIT
• HOT TUB
• 31X38 POLE BARN
• CHICKEN COOP

Property features AI

Finance

• Other: Lot approximately 6.65 acres (rectangular, road frontage on a main thoroughfare; dimensions approx. 395 x 1227)

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank; Electricity connected (circuit breakers); Cable available
• Home design: Single-story (listed as 1 story total); Existing construction; Has view; Poured foundation
• Construction: Metal roof; Wood siding construction; Poured foundation; Resale property
• Exterior features: Deck; Dock with pond access; Dirt driveway; Hot tub / spa; Propane tank (leased); Barn(s), outbuilding, and poultry coop; See remarks

Interior

• Kitchen: Free-standing range; Oven; Microwave; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Primary bedroom on second floor (approx. 13.5 x 11.4); Second bedroom in basement (approx. 10.2 x 8.4); Loft on second floor (approx. 11.5 x 9.5)
• Flooring: Hardwood; Tile; Varied flooring types
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Propane heating; Wood stove; Wall furnace; Window air conditioning units
• Interior features: Sliding glass doors; Kitchen island; Living/Dining room; Solid surface counters; Loft; Hot tub / spa
• Laundry & utility: Washer and dryer; Laundry room in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-613 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (39.5% below list).
• Recommended offer: $224k (39.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 7.8% in Walton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $24k of equity ($3k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $164k; list at $370k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,954 (39.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 13.8

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: 9.1%
• Equity multiple: 1.61×
• Total profit: $63,186
• Equity at exit: $227,799

10-year hold

• IRR: 10.5%
• Equity multiple: 3.10×
• Total profit: $217,536
• Equity at exit: $409,023

Cash invested: $103,600 (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: 13.8×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$154
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-613

Break-even live

Break-even rent $3,016

Max offer price $261,669

Occupancy floor —

Sensitivity live

Price	-10% $-404	-5% $-509	+0% $-613	+5% $-718	+10% $-823
Rent	-10% $-790	-5% $-702	+0% $-613	+5% $-525	+10% $-436
Rate	-1.0pp $-427	-0.5pp $-519	base $-613	+0.5pp $-709	+1.0pp $-807

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $370,000 Active 19 DOM
2. 2026-06-21
   days on market $370,000 Active 18 DOM
3. 2026-06-18
   days on market $370,000 Active 16 DOM
4. 2026-06-17
   days on market $370,000 Active 15 DOM
5. 2026-06-16
   days on market $370,000 Active 14 DOM
6. 2026-06-15
   days on market $370,000 Active 13 DOM
7. 2026-06-13
   days on market $370,000 Active 11 DOM
8. 2026-06-12
   days on market $370,000 Active 10 DOM
9. 2026-06-09
   days on market $370,000 Active 7 DOM
10. 2026-06-08
    days on market $370,000 Active 6 DOM
11. 2026-06-07
    days on market $370,000 Active 5 DOM
12. 2026-06-07
    days on market $370,000 Active 4 DOM
13. 2026-06-03
    remarks 699-char remark

    Show marketing remark (1000 chars)

    Nestled in the scenic Catskill foothills, this 4-season cabin offers the perfect blend of rustic retreat and income-generating opportunity. WARNING: you may love it enough to make it a primary residence! This active Short Term Rental has an open-concept main level perfect for hosting. The upper level offers an ideal bedroom retreat and bonus loft, while the walkout basement is finished with a family room, bedroom, and laundry. Fish the pond, try the paddle boat, or explore the property where you'll find bridges, chicken coop and deer stands. For unforgettable evenings, gather around the fire pit or unwind in the hot tub. The lower acreage features a 31'x38' pole barn with 3 stalls. Currently used as an entertainment space, it is also ideal for horses, gardening, or storage. Adventure awaits--explore nearby Bear Spring Mtn's 7,000+ acres, master skiing at nearby resorts, take a hiking/river excursion, or spend the day in Cooperstown, Lake George, Albany or Saratoga Springs. Pure Escape!

14. 2026-06-03
    listed $370,000 Active 1 DOM

    Show marketing remark (1000 chars)

    Nestled in the scenic Catskill foothills, this 4-season cabin offers the perfect blend of rustic retreat and income-generating opportunity. WARNING: you may love it enough to make it a primary residence! This active Short Term Rental has an open-concept main level perfect for hosting. The upper level offers an ideal bedroom retreat and bonus loft, while the walkout basement is finished with a family room, bedroom, and laundry. Fish the pond, try the paddle boat, or explore the property where you'll find bridges, chicken coop and deer stands. For unforgettable evenings, gather around the fire pit or unwind in the hot tub. The lower acreage features a 31'x38' pole barn with 3 stalls. Currently used as an entertainment space, it is also ideal for horses, gardening, or storage. Adventure awaits--explore nearby Bear Spring Mtn's 7,000+ acres, master skiing at nearby resorts, take a hiking/river excursion, or spend the day in Cooperstown, Lake George, Albany or Saratoga Springs. Pure Escape!

ⓘ 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: $2,789 · $232/mo
• Projected year-2 tax: $4,521 · $377/mo
• Expected delta: +$1,732/yr (+$144/mo · 62.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 17 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: $26,874
• − Mortgage interest: −$20,726
• − Property taxes: −$2,789
• − Insurance: −$2,516
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$10,764
• Taxable loss: −$14,221
• Est. tax savings @ 24.0%: +$3,413
• After-tax cash flow: $-3,946/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

+460.6% since first listed

12 events — show timeline

• 2026-06-03 Listed $370,000 UNYREIS
• 2026-06-03 Listed $370,000 GBAOR
• 2022-01-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-23 Listed $450,000 GBAOR
• 2021-07-26 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-22 Sold (Public Records) $163,500 Public Records
• 2019-04-11 Sold (MLS) $163,500 ODBOR
• 2019-04-11 Sold (MLS) $163,500 UNYREIS
• 2018-10-29 Listed $163,500 ODBOR
• 2018-10-29 Listed $163,500 UNYREIS
• 2007-05-08 Sold (Public Records) $160,000 Public Records
• 1995-11-29 Sold (Public Records) $66,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,789 · +36.1% YoY. Source: county tax records.