46 High St · Walton, NY 13856

$172,500

3 bd · 2.5 ba · 1,192 sqft · SingleFamily public records · 38 Days on market

Built 1910 0.25 ac lot $145/sqft · 17% above area Est $155k · 11% over

---

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
• 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
• ARV discount +2.4/15.0

Listing remarks

Nestled on the top of High St sits this captivating two-story home welcoming you with its charming allure and meticulous attention to detail. As you approach the property, a beautifully paved driveway guides you towards the covered front porch, where you can envision moments of relaxation and connection with the surrounding neighborhood. The well-maintained yard exudes a sense of pride in ownership with blue stone and many garden beds. Step inside featuring 4 Bedrooms and 2 Bathrooms. You're greeted by a warm and inviting ambiance, accentuated by the seamless blend of modern updates and timeless charm. New Floors stretch across the spacious interior, adding an element of sophistication to t

Key facts

• Covered front porch
• Well maintained yard
• New floors

Tags

• PAVED DRIVEWAY
• COVERED FRONT PORCH
• WELL MAINTAINED YARD
• BLUE STONE
• GARDEN BEDS
• NEW FLOORS

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story house; Existing (previously built) construction
• Construction: Vinyl siding; Block and stone foundation
• Exterior features: Blacktop driveway; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Country kitchen; Full basement; Living room; Family room
• Laundry & utility: Washer and dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $172k).
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 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 $11k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 38 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.65% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.15%
• DSCR: 1.99
• GRM: 5.0

CMA / ARV

• ARV (median comp): $154,837
• List price: $172,500
• Delta: 11.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Griswold St	0.24mi	3/1.0	1,188 (-0%)	12mo	$132,355	$111	72
14 Maple St	0.46mi	2/1.0 (-1)	1,152 (-3%)	4mo	$151,000	$131	59
10 Camp Ave	0.69mi	3/1.0	1,232 (+3%)	1mo	$118,700	$96	56
23 Shepard St	0.54mi	3/1.0	1,160 (-3%)	12mo	$35,000	$30	54
51 Stockton Ave	0.54mi	4/2.0 (+1)	1,104 (-7%)	8mo	$215,000	$195	49

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: 33.6%
• Equity multiple: 3.17×
• Total profit: $104,620
• Equity at exit: $106,204

10-year hold

• IRR: 31.4%
• Equity multiple: 6.47×
• Total profit: $264,149
• Equity at exit: $190,693

Cash invested: $48,300 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,849 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$383 /mo · $4,593/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $891

Break-even live

Break-even rent $1,721

Max offer price $172,500

Occupancy floor 64%

Sensitivity live

Price	-10% $989	-5% $940	+0% $891	+5% $843	+10% $794
Rent	-10% $666	-5% $779	+0% $891	+5% $1,004	+10% $1,116
Rate	-1.0pp $978	-0.5pp $935	base $891	+0.5pp $847	+1.0pp $801

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $172,500 Active 38 DOM
2. 2026-06-21
   days on market $172,500 Active 37 DOM
3. 2026-06-21
   days on market $172,500 Active 36 DOM
4. 2026-06-18
   days on market $172,500 Active 34 DOM
5. 2026-06-17
   days on market $172,500 Active 33 DOM
6. 2026-06-16
   days on market $172,500 Active 32 DOM
7. 2026-06-15
   days on market $172,500 Active 31 DOM
8. 2026-06-13
   days on market $172,500 Active 29 DOM
9. 2026-06-12
   days on market $172,500 Active 28 DOM
10. 2026-06-09
    days on market $172,500 Active 25 DOM
11. 2026-06-08
    days on market $172,500 Active 24 DOM
12. 2026-06-07
    days on market $172,500 Active 23 DOM
13. 2026-06-07
    days on market $172,500 Active 22 DOM
14. 2026-06-04
    days on market $172,500 Active 19 DOM
15. 2026-06-02
    days on market $172,500 Active 18 DOM
16. 2026-06-01
    days on market $172,500 Active 17 DOM
17. 2026-05-31
    days on market $172,500 Active 16 DOM
18. 2026-05-15
    listed $172,500 Active 1194-char remark
19. 2024-07-30
    historical
20. 2024-05-05
    listed $185,000 Active
21. 2022-03-03
    historical
22. 2022-01-12
    listed $115,000
23. 2019-03-11
    listed $99,900

ⓘ 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: $4,593 · $383/mo
• Projected year-2 tax: $4,593 · $383/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 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: $34,186
• − Mortgage interest: −$9,663
• − Property taxes: −$4,593
• − Insurance: −$862
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − Depreciation: −$5,018
• Taxable income: $8,580
• Est. tax owed @ 24.0%: −$2,059
• After-tax cash flow: $8,637/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

+72.7% since first listed

6 events — show timeline

• 2026-05-15 Listed $172,500 UNYREIS
• 2024-07-30 Listing Removed — UNYREIS
• 2024-05-05 Listed $185,000 UNYREIS
• 2022-03-03 Listing Removed — UNYREIS
• 2022-01-12 Listed $115,000 UNYREIS
• 2019-03-11 Listed $99,900 UNYREIS

Property tax history

+2.8%/yr

Latest (2025): $4,593 · -4.8% YoY. Source: county tax records.