23 Prospect St · Stamford, NY 12167

$218,500

5 bd · 2.0 ba · 3,400 sqft · SingleFamily public records · 122 Days on market

Built 2008 1.10 ac lot $64/sqft · 34% below area Est $333k · 34% 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 MLS

Log Home on 1.16 Acres – 17 Rooms – Full Attic & Basement – Sold As-Is Rare investment opportunity in the Village of Stamford! This 3,400 sq ft log home, built in 2008, is framed and ready to be finished, offering 17 rooms including 5 bedrooms and 3 bathrooms. The home features a full attic with impressive 9-ft ceilings and a full basement, adding even more potential living or storage space. Only one bathroom is plumbed and connected to septic. The ground-floor guest suite bathroom is wired for an in-floor heat mat. PEX plumbing. The layout includes a grand master suite with walk-in closet and private balcony, large kitchen, formal dining room, mudroom, laundry/craft room, and a guest suite with bonus rooms. A detached carriage house offers additional value and flexibility. All building materials for the interior are included in the sale. Situated on a rare 1.16-acre lot within the village, this property is being sold as-is—perfect for contractors, investors, or those ready to create a premier home.

Key facts

• Full basement
• Full attic
• 1.16-acre lot

Tags

• FULL ATTIC
• FULL BASEMENT
• DETACHED CARRIAGE HOUSE
• 1.16-ACRE LOT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $13k of equity ($2k loan paydown + $11k 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $192,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.55% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (median comp): $333,000
• List price: $218,500
• Delta: -34.38%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Roosevelt Ave	0.28mi	5/2.5	3,196 (-6%)	24mo	$271,000	$85	55

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: 35.6%
• Equity multiple: 3.23×
• Total profit: $136,231
• Equity at exit: $126,578

10-year hold

• IRR: 33.8%
• Equity multiple: 6.53×
• Total profit: $338,573
• Equity at exit: $220,771

Cash invested: $61,180 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,378 medium
• Mortgage (P&I): −$1,146
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $1,308

Break-even live

Break-even rent $1,722

Max offer price $218,500

Occupancy floor 56%

Sensitivity live

Price	-10% $1,432	-5% $1,370	+0% $1,308	+5% $1,246	+10% $1,185
Rent	-10% $1,041	-5% $1,175	+0% $1,308	+5% $1,442	+10% $1,575
Rate	-1.0pp $1,418	-0.5pp $1,364	base $1,308	+0.5pp $1,252	+1.0pp $1,194

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: $54,625
• Closing costs: $6,555
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $218,500 Active 122 DOM
2. 2026-06-18
   days on market $218,500 Active 120 DOM
3. 2026-06-17
   days on market $218,500 Active 119 DOM
4. 2026-06-16
   days on market $218,500 Active 118 DOM
5. 2026-06-15
   days on market $218,500 Active 117 DOM
6. 2026-06-13
   days on market $218,500 Active 115 DOM
7. 2026-06-12
   days on market $218,500 Active 114 DOM
8. 2026-06-09
   days on market $218,500 Active 111 DOM
9. 2026-06-08
   days on market $218,500 Active 110 DOM
10. 2026-06-07
    days on market $218,500 Active 109 DOM
11. 2026-06-07
    days on market $218,500 Active 108 DOM
12. 2026-06-04
    days on market $218,500 Active 105 DOM
13. 2026-06-02
    days on market $218,500 Active 104 DOM
14. 2026-06-01
    days on market $218,500 Active 103 DOM
15. 2026-05-31
    days on market $218,500 Active 102 DOM
16. 2026-04-14
    price $218,500 1044-char remark

    Show marketing remark (1044 chars)

    Log Home on 1.16 Acres – 17 Rooms – Full Attic & Basement – Sold As-Is Rare investment opportunity in the Village of Stamford! This 3,400 sq ft log home, built in 2008, is framed and ready to be finished, offering 17 rooms including 5 bedrooms and 3 bathrooms. The home features a full attic with impressive 9-ft ceilings and a full basement, adding even more potential living or storage space. Only one bathroom is plumbed and connected to septic. The ground-floor guest suite bathroom is wired for an in-floor heat mat. PEX plumbing. The layout includes a grand master suite with walk-in closet and private balcony, large kitchen, formal dining room, mudroom, laundry/craft room, and a guest suite with bonus rooms. A detached carriage house offers additional value and flexibility. All building materials for the interior are included in the sale. Situated on a rare 1.16-acre lot within the village, this property is being sold as-is—perfect for contractors, investors, or those ready to create a premier home.

17. 2026-02-18
    listed $219,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    Log Home on 1.16 Acres – 17 Rooms – Full Attic & Basement – Sold As-Is Rare investment opportunity in the Village of Stamford! This 3,400 sq ft log home, built in 2008, is framed and ready to be finished, offering 17 rooms including 5 bedrooms and 3 bathrooms. The home features a full attic with impressive 9-ft ceilings and a full basement, adding even more potential living or storage space. Only one bathroom is plumbed and connected to septic. The ground-floor guest suite bathroom is wired for an in-floor heat mat. PEX plumbing. The layout includes a grand master suite with walk-in closet and private balcony, large kitchen, formal dining room, mudroom, laundry/craft room, and a guest suite with bonus rooms. A detached carriage house offers additional value and flexibility. All building materials for the interior are included in the sale. Situated on a rare 1.16-acre lot within the village, this property is being sold as-is—perfect for contractors, investors, or those ready to create a premier home.

18. 2026-02-08
    historical
19. 2025-08-09
    listed $219,000 Active

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $2,588 · $216/mo
• Expected delta: +$1,105/yr (+$92/mo · 74.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥87°F today · 18 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: $40,536
• − Mortgage interest: −$12,239
• − Property taxes: −$1,483
• − Insurance: −$1,092
• − Repairs & maintenance: −$3,243
• − Management: −$3,243
• − Depreciation: −$6,356
• Taxable income: $12,879
• Est. tax owed @ 24.0%: −$3,091
• After-tax cash flow: $12,607/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

-0.2% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $218,500 UNYREIS
• 2026-02-18 Listed $219,000 UNYREIS
• 2026-02-08 Listing Removed — UNYREIS
• 2025-08-09 Listed $219,000 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $1,483 · +2.8% YoY. Source: county tax records.