7 Hazel Dr · Putnam Lake, NY 12563

$329,900

4 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 19 Days on market

Built 1956 0.68 ac lot Est $430k · 23% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.5/10.0
• Schools +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD OWNED, SOLD AS IS. SB MUST BE HUD APPROVED TO SUBMIT BID VIA INTERNET. CASE#374-293272, 203K, IF TERMITE TREATMENT NEEDED, AT BUYERS EXPENSE. BUYER TO VERIFY SCHOOLS & TAXES. WELL & SEPTIC NOT TESTED - INSPECTION NEEDED. CHARMING CAPE NEAR LAKE COMMUNITY.

Key facts

• Large flat lot
• 0.68 acre lot
• Built 1956

Tags

• LARGE FLAT LOT
• FULL WALKOUT BASEMENT

Property features AI

Exterior

• Parking: Driveway; No carport
• Utilities: Septic tank; Electricity available
• Home design: Single family residence
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: First-floor full bathroom; 6 total rooms; Full basement with walk-out access; No attic

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.3% in Putnam Lake — 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 66/100 on livability (#654 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living F.
• Brewster Central School District (rural): math 73% / reading 68% proficiency, ranked #107 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: John F Kennedy Elementary School (599 students, 41% FRL); Henry H Wells Middle School (math 52% / reading 57%, grade B-, #214 of 729 statewide, top 31%, 668 students, 37% FRL); Brewster High School (math 95% / reading 92%, grade A+, #131 of 1,100 statewide, top 13%, 1,035 students, 36% FRL) — zoned schools average 38% FRL vs 17% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $210k; list at $330k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,951 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. Schools are F-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: 1.22% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $429,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Haviland Dr	0.47mi	3/2.0 (-1)	1,302 (-7%)	18mo	$400,000	$307	44
11 Orleans Rd	0.69mi	3/2.0 (-1)	1,544 (+10%)	6mo	$440,000	$285	39

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-25,387
• Equity at exit: $49,189

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $14,981
• Equity at exit: $28,524

Cash invested: $92,372 (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 12563

• Home prices YoY: -12.7%
• Active inventory: 49
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,011 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$866 /mo · $10,389/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $435

Break-even live

Break-even rent $3,460

Max offer price $329,900

Occupancy floor 84%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   statusdays on market $329,900 Pending 19 DOM
2. 2026-06-10
   days on market $329,900 Active 18 DOM
3. 2026-06-09
   days on market $329,900 Active 17 DOM
4. 2026-06-08
   days on market $329,900 Active 16 DOM
5. 2026-06-07
   days on market $329,900 Active 15 DOM
6. 2026-06-03
   days on market $329,900 Active 11 DOM
7. 2026-06-03
   days on market $329,900 Active 10 DOM
8. 2026-06-01
   days on market $329,900 Active 9 DOM
9. 2026-05-31
   days on market $329,900 Active 8 DOM
10. 2026-05-22
    listed $329,900 Active
11. 2013-12-18
    price $195,000 272-char remark

    Show marketing remark (272 chars)

    HUD OWNED, SOLD AS IS. SB MUST BE HUD APPROVED TO SUBMIT BID VIA INTERNET. CASE#374-293272, 203K, IF TERMITE TREATMENT NEEDED, AT BUYERS EXPENSE. BUYER TO VERIFY SCHOOLS & TAXES. WELL & SEPTIC NOT TESTED - INSPECTION NEEDED. CHARMING CAPE NEAR LAKE COMMUNITY.

12. 2008-05-02
    historical
13. 2008-01-30
    listed
14. 2003-09-10
    soldstatus $210,000 272-char remark

    Show marketing remark (272 chars)

    HUD OWNED, SOLD AS IS. SB MUST BE HUD APPROVED TO SUBMIT BID VIA INTERNET. CASE#374-293272, 203K, IF TERMITE TREATMENT NEEDED, AT BUYERS EXPENSE. BUYER TO VERIFY SCHOOLS & TAXES. WELL & SEPTIC NOT TESTED - INSPECTION NEEDED. CHARMING CAPE NEAR LAKE COMMUNITY.

15. 2003-05-29
    historical 272-char remark

    Show marketing remark (272 chars)

    HUD OWNED, SOLD AS IS. SB MUST BE HUD APPROVED TO SUBMIT BID VIA INTERNET. CASE#374-293272, 203K, IF TERMITE TREATMENT NEEDED, AT BUYERS EXPENSE. BUYER TO VERIFY SCHOOLS & TAXES. WELL & SEPTIC NOT TESTED - INSPECTION NEEDED. CHARMING CAPE NEAR LAKE COMMUNITY.

16. 2003-05-15
    listed $210,000 272-char remark

    Show marketing remark (272 chars)

    HUD OWNED, SOLD AS IS. SB MUST BE HUD APPROVED TO SUBMIT BID VIA INTERNET. CASE#374-293272, 203K, IF TERMITE TREATMENT NEEDED, AT BUYERS EXPENSE. BUYER TO VERIFY SCHOOLS & TAXES. WELL & SEPTIC NOT TESTED - INSPECTION NEEDED. CHARMING CAPE NEAR LAKE COMMUNITY.

17. 1999-02-04
    soldstatus $154,000

ⓘ 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: $10,389 · $866/mo
• Projected year-2 tax: $10,389 · $866/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,132
• − Mortgage interest: −$18,480
• − Property taxes: −$10,389
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,851
• − Management: −$3,851
• − Depreciation: −$9,597
• Taxable income: $315
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $5,149/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: Brewster Central School District
• NCES district ID: 3605310
• Math proficiency: 73% ▲ 20.00%
• Reading proficiency: 68% ▲ 20.00%
• Median HH income: $87,515
• Composite: 63.4/100
• National rank: #622
• State rank: #107 of 590 in NY

Livability — Putnam Lake

• Score: 66/100
• State rank: #654
• US rank: #12186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Putnam Lake, NY
• Population (ZIP): 7,456

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Black 9% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Cuban 1% Dominican 3%
• Common ancestry: Romanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 14% · Canada, South Korea, Dominican Republic
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.07%
• Current HPI: 247.1582
• 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

+114.2% since first listed

8 events — show timeline

• 2026-05-22 Listed $329,900 OneKey® MLS as Distributed by MLS Grid
• 2013-12-18 Price Changed $195,000 HGMLS
• 2008-05-02 Delisted — HGMLS
• 2008-01-30 Listed — HGMLS
• 2003-09-10 Sold (MLS) $210,000 HGMLS
• 2003-05-29 Delisted — HGMLS
• 2003-05-15 Listed $210,000 HGMLS
• 1999-02-04 Sold (Public Records) $154,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $10,389 · +1.1% YoY. Source: county tax records.