1 Hudson St · Walton, NY 13856

$300,000

2 bd · 2.0 ba · 1,750 sqft · MultiFamily · 52 Days on market

Built 1945 Poor condition 0.50 ac lot $171/sqft · 31% above area Est $229k · 31% over

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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 +1.0/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

2 for 1 deal! Don’t miss this opportunity to own this 2 unit investment property at 1 Hudson St. that sits right next door to 293 Delaware St. which is being sold as a package deal. This 2 unit property offers a fully rented investment opportunity. With a 2 bedroom unit and a studio apartment upstairs, large yard with shed. Newer hot water heater and onsite laundry for the convenience of the tenants. At 293 Delaware spacious single family home offers comfort and functionality on a corner lot, 4 bedrooms and 2 full baths, one bedroom is currently used as a second floor laundry room. Bedrooms upstairs have gorgeous windows in the closets, offering natural light and unique charm. The mai

Key facts

• Onsite laundry
• Screened-in porch
• Large yard

Tags

• FULLY RENTED
• LARGE YARD
• ONSITE LAUNDRY
• SCREENED-IN PORCH
• DECK
• EXCELLENT STORAGE

Property features AI

Finance

• Other: Owner pays hot water and water for tenants per listing notes; Meters: 1 separate gas meter, 3 separate electric meters
• Financial info: Property is a 2-unit building with separate rent for each unit (unit rents shown as $500 and $400); Operating expenses may include fuel, maintenance, water/sewer and other items as noted

Exterior

• Parking: Common parking
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story multi-family building; Resale property; Wood siding exterior; Shingle roof
• Construction: Wood siding construction; Shingle roof; Built (existing structure)
• Exterior features: Open porch

Interior

• Kitchen: Oven/range and refrigerator in units; Eat-in kitchen in one unit
• Bedrooms: Two 2-bedroom units (each unit description includes bedrooms)
• Flooring: Carpet; Vinyl; Varies by area/unit
• Bathrooms: Two full bathrooms total across units (each unit has 1 full bathroom)
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Carpet, vinyl, and varying floor materials; Crawl space with dirt floor basement
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $300k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 $19k of equity ($2k loan paydown + $17k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.35%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $229,364
• List price: $300,000
• Delta: 30.80%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

5.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.12×
• Total profit: $178,208
• Equity at exit: $184,702

10-year hold

• IRR: 30.8%
• Equity multiple: 6.37×
• Total profit: $450,804
• Equity at exit: $331,640

Cash invested: $84,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $4,516 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $1,494

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,702	-5% $1,598	+0% $1,494	+5% $1,391	+10% $1,287
Rent	-10% $1,138	-5% $1,316	+0% $1,494	+5% $1,673	+10% $1,851
Rate	-1.0pp $1,645	-0.5pp $1,571	base $1,494	+0.5pp $1,417	+1.0pp $1,338

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,284
1× unit	1	1	$2,233
Total (2 units)			$4,516

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $300,000 Active 52 DOM
2. 2026-06-21
   days on market $300,000 Active 51 DOM
3. 2026-06-18
   days on market $300,000 Active 49 DOM
4. 2026-06-17
   days on market $300,000 Active 48 DOM
5. 2026-06-16
   days on market $300,000 Active 47 DOM
6. 2026-06-15
   days on market $300,000 Active 46 DOM
7. 2026-06-13
   days on market $300,000 Active 44 DOM
8. 2026-06-12
   days on market $300,000 Active 43 DOM
9. 2026-06-09
   days on market $300,000 Active 40 DOM
10. 2026-06-08
    days on market $300,000 Active 39 DOM
11. 2026-06-07
    days on market $300,000 Active 38 DOM
12. 2026-06-07
    days on market $300,000 Active 37 DOM
13. 2026-06-04
    days on market $300,000 Active 34 DOM
14. 2026-06-02
    days on market $300,000 Active 33 DOM
15. 2026-06-01
    days on market $300,000 Active 32 DOM
16. 2026-05-31
    days on market $300,000 Active 31 DOM
17. 2026-04-29
    listed $300,000 Active 1006-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 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: $54,192
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,335
• − Management: −$4,335
• − Depreciation: −$8,727
• Taxable income: $13,989
• Est. tax owed @ 24.0%: −$3,357
• After-tax cash flow: $14,575/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to its exterior, interior, and HVAC systems, significantly impacting its current condition and value.

Repairs flagged

• Major roof — No photos of roof
• Major exterior siding — No photos of exterior
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping — No photos of landscaping/curb appeal

Value-add opportunities

• Both exterior painting — Fresh paint can improve curb appeal and property value
• Both HVAC replacement — A new HVAC system can improve comfort and energy efficiency
• Both landscaping — A well-maintained yard can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No photos of roof	Major	$15,000–50,000
exterior siding · No photos of exterior	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior painting — Fresh paint can improve curb appeal and property value ↑
• Both HVAC replacement — A new HVAC system can improve comfort and energy efficiency ↑
• Both landscaping — A well-maintained yard can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-29 Listed $300,000 UNYREIS