7092 Hamilton Rd · Hamilton, NY 13346

$75,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 1 Days on market

Built 1800 7.83 ac lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on a beautiful 7.83-acre country parcel, this old farmhouse offers a rare opportunity to restore a piece of rural charm. Surrounded by open spaces, mature trees, and the quiet of the countryside, the setting alone provides a peaceful retreat with plenty of room to roam. The home itself features some of the original charming details still intact, hinting at its history and craftsmanship. While the structure is in need of extensive repairs and renovation, it offers a solid foundation for those with vision and a passion for restoration. A standout feature of the property is the large barn offering excellent space for a workshop, storage, or future creative repurposing, the possibilities ar

Key facts

• Large barn
• 7.83 acre lot
• Built 1800

Tags

• 7.83 ACRE COUNTRY PARCEL
• LARGE BARN
• ORIGINAL CHARMING DETAILS

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing structure
• Construction: Composite siding; Asphalt roof; Stone foundation; Built as existing (year built details listed as existing)
• Exterior features: Gravel driveway; Barn(s), outbuilding(s), shed(s) and storage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood and varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 18.4% vs local median 1.3% in Hamilton — 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 72/100 on livability (#361 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, schools B+, crime B+; Watch: amenities F, commute F.
• Hamilton Central School District (town): math 66% / reading 63% proficiency, ranked #215 of 755 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Madison County population projected at -24% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1800 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.33% ✓
• Cap rate: 18.42%
• Cash-on-cash: 43.32%
• DSCR: 2.93
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 40.2%
• Equity multiple: 2.72×
• Total profit: $36,218
• Equity at exit: $11,183

10-year hold

• IRR: 46.6%
• Equity multiple: 5.48×
• Total profit: $94,075
• Equity at exit: $6,485

Cash invested: $21,000 (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 13346

• Home prices YoY: -1.7%
• Active inventory: 46
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$199 /mo · $2,383/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $758

Break-even live

Break-even rent $789

Max offer price $75,000

Occupancy floor 52%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-05-11
   listed $75,000 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: $2,383 · $199/mo
• Projected year-2 tax: $2,383 · $199/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 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 100% 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: $20,980
• − Mortgage interest: −$4,201
• − Property taxes: −$2,383
• − Insurance: −$375
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,182
• Taxable income: $8,482
• Est. tax owed @ 24.0%: −$2,036
• After-tax cash flow: $7,061/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: Hamilton Central School District
• NCES district ID: 3613380
• Math proficiency: 66% ▼ -4.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $57,351
• Composite: 56.94/100
• National rank: #2373
• State rank: #215 of 755 in NY

Livability — Hamilton

• Score: 72/100
• State rank: #361
• US rank: #6150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,275
• Population (ZIP): 6,275

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 5% Hispanic / Latino 4% Asian 3% Two or more races 3%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 2% Other Asian/Pacific 1% Chinese 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.09%
• Current HPI: 296.6651
• 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

2 events — show timeline

• 2026-05-12 Pending — CNYIS
• 2026-05-11 Listed $75,000 CNYIS

Property tax history

+17.7%/yr

Latest (2025): $2,383 · +3.0% YoY. Source: county tax records.