29 River St · Stamford, NY 12167

$180,000

3 bd · 1.5 ba · 2,100 sqft · SingleFamily public records · 218 Days on market

Built 1900 1.22 ac lot Est $267k · 33% under

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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

Welcome to living in beautiful Stamford, New York! This lovely home boasts a large wrap around porch, four bedrooms, a back deck with hot tub, ample parking, newer kitchen with quartz counters and slow close drawers and cabinets! This home has a newer roof, newer water heater, brand new dishwasher, updated kitchen with a propane stove too. Entertaining will be a breeze here as you have a large wrap around porch, back deck with a hot tub and 1.22 acres to gather everyone together. From the living room and front porch, you have a seasonal view of the mountains which turn incredible shades of red, yellow and orange come Autumn. Enjoy a cup of coffee on the deck each morning and a glass of wine

Key facts

• Wrap around porch
• Propane stove
• Brand new dishwasher

Tags

• WRAP AROUND PORCH
• BACK DECK WITH HOT TUB
• NEWER ROOF
• NEWER WATER HEATER
• BRAND NEW DISHWASHER
• PROPANE STOVE

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 $1k ($14k/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: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 $11k 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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $95k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $180k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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 1900 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.03%
• DSCR: 2.34
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $266,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 River St	0.14mi	4/2.0 (+1)	2,040 (-3%)	3mo	$260,000	$127	79
15 Lake St	0.26mi	4/1.5 (+1)	2,400 (+14%)	2mo	$215,000	$90	58
94 Main St	0.41mi	3/2.0	1,830 (-13%)	8mo	$292,000	$160	51

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: 38.4%
• Equity multiple: 3.39×
• Total profit: $120,616
• Equity at exit: $104,275

10-year hold

• IRR: 36.4%
• Equity multiple: 6.91×
• Total profit: $297,674
• Equity at exit: $181,871

Cash invested: $50,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,408 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$412 /mo · $4,946/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $1,206

Break-even live

Break-even rent $1,882

Max offer price $180,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,308	-5% $1,257	+0% $1,206	+5% $1,155	+10% $1,104
Rent	-10% $936	-5% $1,071	+0% $1,206	+5% $1,340	+10% $1,475
Rate	-1.0pp $1,296	-0.5pp $1,252	base $1,206	+0.5pp $1,159	+1.0pp $1,112

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-24
   status Pending
2. 2026-02-20
   price $180,000
3. 2026-02-09
   status Active
4. 2026-01-05
   price $190,000
5. 2025-12-06
   price $210,000
6. 2025-10-29
   price $225,000
7. 2025-10-15
   price $249,000
8. 2025-09-10
   price $265,000
9. 2025-08-10
   listed $275,000 Active
10. 2001-03-08
    soldstatus $82,000
11. 1994-12-14
    soldstatus $35,000

ⓘ 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: $4,946 · $412/mo
• Projected year-2 tax: $4,946 · $412/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 3/10 Moderate
• 🌡 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: $40,897
• − Mortgage interest: −$10,083
• − Property taxes: −$4,946
• − Insurance: −$1,566
• − Repairs & maintenance: −$3,272
• − Management: −$3,272
• − Depreciation: −$5,236
• Taxable income: $12,522
• Est. tax owed @ 24.0%: −$3,005
• After-tax cash flow: $11,464/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

+414.3% since first listed

11 events — show timeline

• 2026-03-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-06 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-10 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2001-03-08 Sold (Public Records) $82,000 Public Records
• 1994-12-14 Sold (Public Records) $35,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,946 · +2.7% YoY. Source: county tax records.