6000 Dryden Rd · Walton, NY 13856

$399,999

3 bd · 2.5 ba · 2,728 sqft · SingleFamily · 9 Days on market

Built 1999 6.14 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).

• Cash flow +8.9/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

You will love this Super Private 6.14 acre, 3 to 4 bdrm, 2.5 bath home. Enjoy the Stress free privacy of the Large covered porch over looking picturesque pond. Large open rooms, master suite w/ Large bath. Lovely details including ceiling fans in every bedroom, studio w/ sink, large walk-in closets, attached garage w/ workshop area. Come and experience this very special place.

Key facts

• 6 acres
• Pond views
• 2-bay garage

Tags

• POND VIEWS
• 6 ACRES
• 2-BAY GARAGE

Property features AI

Exterior

• Parking: Attached garage with automatic opener; Two garage spaces
• Utilities: Electricity connected; Well water; Septic tank
• Home design: Two-story home; Existing construction
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; Built as existing (year not specified)
• Exterior features: Covered porch; Gravel driveway; Shed(s) and additional storage; Pond on the property; Wooded and agricultural lot; Rectangular lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Country-style kitchen
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Tile; Varied flooring types
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Oil heating; Baseboard heat; Stove heating
• Interior features: Ceiling fans; Country-style kitchen; Open living/dining area; Loft; Main level primary bedroom; Crawl space basement
• Laundry & utility: Washer and dryer; Main-level laundry; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (30.2% below list).
• Recommended offer: $279k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 $26k of equity ($3k loan paydown + $23k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $343k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $279,030 (30.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.9

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: 12.0%
• Equity multiple: 1.80×
• Total profit: $90,041
• Equity at exit: $246,269

10-year hold

• IRR: 12.9%
• Equity multiple: 3.52×
• Total profit: $282,010
• Equity at exit: $442,186

Cash invested: $112,000 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,790 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$261 /mo · $3,137/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-321

Break-even live

Break-even rent $3,197

Max offer price $343,230

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-208	+0% $-321	+5% $-435	+10% $-548
Rent	-10% $-542	-5% $-432	+0% $-321	+5% $-211	+10% $-101
Rate	-1.0pp $-120	-0.5pp $-220	base $-321	+0.5pp $-425	+1.0pp $-530

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $399,999 Active 9 DOM
2. 2026-06-21
   days on market $399,999 Active 8 DOM
3. 2026-06-18
   days on market $399,999 Active 6 DOM
4. 2026-06-17
   days on market $399,999 Active 5 DOM
5. 2026-06-16
   days on market $399,999 Active 4 DOM
6. 2026-06-15
   days on market $399,999 Active 3 DOM
7. 2026-06-12
   remarks 695-char remark
8. 2026-06-12
   listed $399,999 Active 1 DOM

ⓘ 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: $3,137 · $261/mo
• Projected year-2 tax: $4,948 · $412/mo
• Expected delta: +$1,812/yr (+$151/mo · 57.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 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: $33,484
• − Mortgage interest: −$22,406
• − Property taxes: −$3,137
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$11,636
• Taxable loss: −$11,053
• Est. tax savings @ 24.0%: +$2,653
• After-tax cash flow: $-1,204/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

+60.1% since first listed

7 events — show timeline

• 2026-06-12 Listed $399,999 UNYREIS
• 2015-08-25 Sold (Public Records) $343,000 Public Records
• 2015-07-29 Sold (MLS) $243,000 GBAOR
• 2015-07-29 Sold (MLS) $243,000 UNYREIS
• 2014-11-24 Listed $249,900 GBAOR
• 2014-11-24 Listed $249,900 UNYREIS
• 2014-05-18 Listed $249,900 UNYREIS

Property tax history

+5.1%/yr

Latest (2025): $3,137 · +1.5% YoY. Source: county tax records.