802 Main St · Hammond, NY 13664

$10,000

3 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 6 Days on market

Built 1880 0.50 ac lot $6/sqft · 94% below area ↓ 33% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0

Listing remarks MLS

A fixer upper located on Main Street in the village of Morristown. Property is located just minutes from the St. Lawrence River and 8 miles from the city of Ogdensburg. Sold as is.

Key facts

• Half-acre lot
• Public sewer
• Waterfront-view

Tags

• HALF-ACRE LOT
• PUBLIC WATER
• PUBLIC SEWER
• WATERFRONT-VIEW

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing residence; Stone foundation; Resale property; City-street frontage; Rectangular residential lot (approximately 0.5 acre, 165 x 132)
• Construction: Stone foundation; Construction details: see remarks
• Exterior features: Gravel driveway; Bay-front waterfront

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: See remarks for additional interior details; Full basement
• Laundry & utility: No specific laundry details provided

🏷️ Possibly a rental listed for sale. The $10,000 price doesn't fit this home's estimated sale value (~$180,497) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Cap rate 127.3% vs local median 2.4% in Hammond — 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 59/100 on livability (#1,028 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, health & safety D.
• Morristown Central School District (rural): math 45% / reading 40% proficiency, ranked #600 of 755 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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 $8k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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 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: 13.85% ✓
• Cap rate: 127.30%
• Cash-on-cash: 432.17%
• DSCR: 20.23
• GRM: 0.6

CMA / ARV

• ARV (median comp): $180,497
• List price: $10,000
• Delta: -94.46%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Main St	0.07mi	4/1.5 (+1)	1,590 (+3%)	20mo	$60,000	$38	68
700 Main St	0.07mi	4/2.0 (+1)	1,590 (+3%)	20mo	$60,000	$38	66
700 Gouverneur St	0.09mi	3/1.5	1,675 (+9%)	16mo	$139,000	$83	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 23.37×
• Total profit: $62,636
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 50.06×
• Total profit: $137,370
• Equity at exit: $865

Cash invested: $2,800 (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 13664

• Home prices YoY: -2.6%
• Active inventory: 17
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $1,008

Break-even live

Break-even rent $109

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $1,014	-5% $1,011	+0% $1,008	+5% $1,006	+10% $1,003
Rent	-10% $899	-5% $954	+0% $1,008	+5% $1,063	+10% $1,118
Rate	-1.0pp $1,013	-0.5pp $1,011	base $1,008	+0.5pp $1,006	+1.0pp $1,003

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   listed $10,000 Active 710-char remark
2. 2023-10-16
   status Active
3. 2023-08-22
   status Pending
4. 2023-08-17
   status Active
5. 2023-08-12
   historical
6. 2023-07-31
   listed $10,000 Active
7. 2016-08-18
   soldstatus $8,500

   Show marketing remark (180 chars)

   A fixer upper located on Main Street in the village of Morristown. Property is located just minutes from the St. Lawrence River and 8 miles from the city of Ogdensburg. Sold as is.

8. 2016-08-18
   soldstatus $8,500

   Show marketing remark (180 chars)

   A fixer upper located on Main Street in the village of Morristown. Property is located just minutes from the St. Lawrence River and 8 miles from the city of Ogdensburg. Sold as is.

9. 2016-03-17
   listed $12,000

   Show marketing remark (180 chars)

   A fixer upper located on Main Street in the village of Morristown. Property is located just minutes from the St. Lawrence River and 8 miles from the city of Ogdensburg. Sold as is.

10. 2016-03-17
    listed $12,000

    Show marketing remark (180 chars)

    A fixer upper located on Main Street in the village of Morristown. Property is located just minutes from the St. Lawrence River and 8 miles from the city of Ogdensburg. Sold as is.

11. 2000-01-20
    soldstatus $15,000

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $350 · $29/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,620
• − Mortgage interest: −$560
• − Property taxes: −$350
• − Insurance: −$50
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$291
• Taxable income: $12,710
• Est. tax owed @ 24.0%: −$3,050
• After-tax cash flow: $9,050/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: Morristown Central School District
• NCES district ID: 3619890
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $49,532
• Composite: 38.86/100
• National rank: #8336
• State rank: #600 of 755 in NY

Livability — Hammond

• Score: 59/100
• State rank: #1028
• US rank: #20133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,373
• Population (ZIP): 401

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Lithuanian 4% German 3% Danish 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.29%
• Current HPI: 234.882
• 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

-33.3% since first listed

12 events — show timeline

• 2026-05-20 Pending — CNYIS
• 2026-05-14 Listed $10,000 CNYIS
• 2023-10-16 Relisted — SLCMLS
• 2023-08-22 Pending — SLCMLS
• 2023-08-17 Relisted — SLCMLS
• 2023-08-12 Delisted — SLCMLS
• 2023-07-31 Listed $10,000 SLCMLS
• 2016-08-18 Sold (MLS) $8,500 CNYIS
• 2016-08-18 Sold (MLS) $8,500 SLCMLS
• 2016-03-17 Listed $12,000 CNYIS
• 2016-03-17 Listed $12,000 SLCMLS
• 2000-01-20 Sold (Public Records) $15,000 Public Records

Property tax history

-14.1%/yr

Latest (2025): $350 · -0.0% YoY. Source: county tax records.