55 Hawk Rd · Corinth, NY 12846

$55,000

1 bd · 1.0 ba · 400 sqft · Other · 17 Days on market

Built 1900 3.38 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

Discover the potential this 3.38-acre property in the Corinth School District has to offer! Tucked away in a peaceful setting and surrounded by beautiful hardwoods, this parcel already features a cabin that could make the perfect weekend getaway, hunting retreat, or future camp. A cleared and level area is already in place for a potential home site, giving you a head start on building your dream home. Enjoy privacy, nature, and endless possibilities while still being conveniently located within the Corinth School District. Property currently does not have a well, septic, or power brought back to the site. Looking for even more opportunity? This property can also be purchased as a package de

Key facts

• 3.38 acre property
• Potential home site
• 3.38 acre lot

Tags

• 3.38 ACRE PROPERTY
• CORINTH SCHOOL DISTRICT
• CLEARED AND LEVEL AREA
• POTENTIAL HOME SITE

Property features AI

Finance

• Financial info: Annual tax amounts reported

Exterior

• Parking: Off-street parking for 3 vehicles
• Home design: Cabin property; Fixer condition; Living area approximately 400
• Construction: Wood siding construction; Shingle (asphalt) roof
• Exterior features: Secluded, private and wooded setting; Located on a steep slope with mountain views; Road frontage (374 ft)

Interior

• Bedrooms: One bedroom on the first level
• Bathrooms: One full bathroom on the first level
• Interior features: One room total

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.7% 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 $6k of equity ($380 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.26% ✓
• Cap rate: 37.73%
• Cash-on-cash: 112.28%
• DSCR: 6.00
• GRM: 2.0

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: 8.91×
• Total profit: $121,778
• Equity at exit: $49,548

10-year hold

• IRR: —
• Equity multiple: 19.61×
• Total profit: $286,555
• Equity at exit: $106,853

Cash invested: $15,400 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,441

Break-even live

Break-even rent $518

Max offer price $55,000

Occupancy floor 33%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $55,000 Active 17 DOM
2. 2026-06-17
   days on market $55,000 Active 16 DOM
3. 2026-06-16
   days on market $55,000 Active 15 DOM
4. 2026-06-15
   days on market $55,000 Active 14 DOM
5. 2026-06-13
   days on market $55,000 Active 12 DOM
6. 2026-06-12
   days on market $55,000 Active 11 DOM
7. 2026-06-09
   days on market $55,000 Active 8 DOM
8. 2026-06-08
   days on market $55,000 Active 7 DOM
9. 2026-06-07
   days on market $55,000 Active 6 DOM
10. 2026-06-05
    days on market $55,000 Active 4 DOM
11. 2026-06-04
    days on market $55,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $55,000 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: $1,177 · $98/mo
• Projected year-2 tax: $1,177 · $98/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 3% 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: $28,106
• − Mortgage interest: −$3,081
• − Property taxes: −$1,177
• − Insurance: −$275
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$1,600
• Taxable income: $17,476
• Est. tax owed @ 24.0%: −$4,194
• After-tax cash flow: $13,096/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 $55,000 Global MLS

Property tax history

+6.3%/yr

Latest (2025): $1,177 · +2.5% YoY. Source: county tax records.