65 Hawk Rd · Corinth, NY 12846

$65,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 13 Days on market

Built 1980 3.00 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 65 Hawk Rd in Queensbury with Corinth Schools! Situated on 3 private acres and set back nicely off the road, this property offers the perfect setting to renovate the existing 1980 mobile home or start fresh and build your dream home. Well, septic, and power are already in place, adding value and convenience for future plans. Enjoy the peaceful setting surrounded by nature while still being within a reasonable drive to area amenities. Looking for even more land and potential? Property could also be purchased with neighboring 55 Hawk Rd, totaling 6.38 acres for $110,000. Call today for your private showing and explore the possibilities this property has to offer!

Key facts

• Private acres
• Surrounded by nature
• Corinth schools

Tags

• PRIVATE ACRES
• CORINTH SCHOOLS
• PEACEFUL SETTING
• SURROUNDED BY NATURE
• WELL SEPTIC AND POWER

Property features AI

Finance

• Other: Approximately 3 acres of land; Lot is level and wooded

Exterior

• Parking: Three off-street spaces (driveway)
• Utilities: 100 amp electric service with circuit breakers; Septic tank
• Home design: Single family residence; Fixer condition
• Construction: Aluminum siding; Metal roof; Slab foundation; Built on a single level
• Exterior features: Covered porch; Outdoor lighting

Interior

• Kitchen: Electric oven; Range; Microwave; Refrigerator
• Bedrooms: Two first-floor bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating
• Interior features: Paddle fan; Bay window(s)
• Laundry & utility: Main-level laundry room; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Cap rate 38.5% vs local median 3.2% in Corinth — 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 68/100 on livability (#514 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: employment C-, amenities F, commute F.
• Corinth Central School District (town): math 38% / reading 53% proficiency, ranked #448 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $65,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 4.40% ✓
• Cap rate: 38.46%
• Cash-on-cash: 114.88%
• DSCR: 6.11
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.05×
• Total profit: $146,461
• Equity at exit: $58,557

10-year hold

• IRR: —
• Equity multiple: 19.91×
• Total profit: $344,199
• Equity at exit: $126,281

Cash invested: $18,200 (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 12846

• Home prices YoY: 16.1%
• Active inventory: 39
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,859 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $1,742

Break-even live

Break-even rent $653

Max offer price $65,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,779	-5% $1,761	+0% $1,742	+5% $1,724	+10% $1,706
Rent	-10% $1,517	-5% $1,629	+0% $1,742	+5% $1,855	+10% $1,968
Rate	-1.0pp $1,775	-0.5pp $1,759	base $1,742	+0.5pp $1,726	+1.0pp $1,708

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $65,000 Active 13 DOM
2. 2026-06-18
   days on market $65,000 Active 11 DOM
3. 2026-06-17
   days on market $65,000 Active 10 DOM
4. 2026-06-16
   days on market $65,000 Active 9 DOM
5. 2026-06-15
   days on market $65,000 Active 8 DOM
6. 2026-06-13
   days on market $65,000 Active 6 DOM
7. 2026-06-12
   days on market $65,000 Active 5 DOM
8. 2026-06-09
   status $65,000 Active 2 DOM
9. 2026-06-04
   statusdays on market $65,000 Pending 2 DOM
10. 2026-06-01
    remarks 691-char remark
11. 2026-06-01
    listed $65,000 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: $1,777 · $148/mo
• Projected year-2 tax: $1,777 · $148/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: $34,305
• − Mortgage interest: −$3,641
• − Property taxes: −$1,777
• − Insurance: −$325
• − Repairs & maintenance: −$2,744
• − Management: −$2,744
• − Depreciation: −$1,891
• Taxable income: $21,183
• Est. tax owed @ 24.0%: −$5,084
• After-tax cash flow: $15,825/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: Corinth Central School District
• NCES district ID: 3608370
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $54,143
• Composite: 39.4/100
• National rank: #3968
• State rank: #448 of 590 in NY

Livability — Corinth

• Score: 68/100
• State rank: #514
• US rank: #9140

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment C- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,007

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 10% Lithuanian 10% German 5%
• Foreign-born: 1% · Canada

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.73%
• Current HPI: 336.2179
• 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

• 2026-06-01 Listed $65,000 Global MLS

Property tax history

+8.6%/yr

Latest (2025): $1,777 · +2.3% YoY. Source: county tax records.