1009 Northumberland St · Hammond, NY 13664

$99,000

3 bd · 1.0 ba · 1,254 sqft · SingleFamily · 4 Days on market

Built 1860 Fair condition 0.46 ac lot $79/sqft · 35% below area Est $153k · 35% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +1.9/10.0

Listing remarks

Charming 3-bedroom, 1-bath home offering comfortable living with great functional space. This inviting property features a spacious eat-in kitchen with an abundance of cabinetry, perfect for cooking and gathering. The main level offers a double living room providing flexible space for relaxing or entertaining, along with a fully updated bathroom. Upstairs, you’ll find two bedrooms plus an additional versatile room currently used as a walk-in closet by present owner but could be ideal as a nursery, home office, playroom, or craft space to suit your needs. Recent updates add peace of mind, including a new energy-efficient propane furnace installed in 2023, complete with a WiFi thermosta

Key facts

• 0.46 acre lot
• Garage
• Built 1860

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential property; 2-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio/porch; Sloped, irregular lot

Interior

• Kitchen: Refrigerator; Microwave; Electric cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Eat-in kitchen; Partial basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.5% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.32% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $152,995
• List price: $99,000
• Delta: -35.29%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Northumberland St	0.15mi	3/1.5	1,174 (-6%)	12mo	$110,000	$94	70

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,326
• Equity at exit: $14,761

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $34,366
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $351

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $419	-5% $385	+0% $351	+5% $317	+10% $282
Rent	-10% $247	-5% $299	+0% $351	+5% $403	+10% $454
Rate	-1.0pp $401	-0.5pp $376	base $351	+0.5pp $325	+1.0pp $299

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-03
   status Pending 1114-char remark
2. 2026-04-28
   listed $99,000 Active 1114-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,722
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,880
• Taxable income: $2,801
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,538/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its resale and rental value. Key areas for improvement include the kitchen, bathroom, exterior, and HVAC system.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Bathroom vanity — Appears dated and in need of replacement.
• Moderate Exterior siding — Weathered and discolored in some areas.
• Moderate Carpeting — Worn and in need of replacement.
• Moderate Paint — Faded in some areas, needs touch-up or repainting.

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen can significantly increase appeal and value.
• Resale Bathroom renovation — Updating the bathroom can enhance the home's overall appeal and functionality.
• Both Exterior painting and siding repair — Improving the exterior can boost curb appeal and increase both resale and rental value.
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.
• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can make the home more attractive and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Bathroom vanity · Appears dated and in need of replacement.	Moderate	$3,000–15,000
Exterior siding · Weathered and discolored in some areas.	Moderate	$3,000–15,000
Carpeting · Worn and in need of replacement.	Moderate	$3,000–15,000
Paint · Faded in some areas, needs touch-up or repainting.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale Kitchen renovation — Modernizing the kitchen can significantly increase appeal and value. ↑
• Resale Bathroom renovation — Updating the bathroom can enhance the home's overall appeal and functionality. ↑
• Both Exterior painting and siding repair — Improving the exterior can boost curb appeal and increase both resale and rental value. ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can make the home more attractive and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-03 Pending — SLCMLS
• 2026-04-28 Listed $99,000 SLCMLS