409 Franklin St · Hammond, NY 13646

$144,900

5 bd · 2.0 ba · 2,560 sqft · SingleFamily public records · 245 Days on market

Built 1910 9,148 sqft lot $57/sqft · at area comps Est $146k · at est.

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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 +16.6/30.0
• Appreciation +8.1/10.0
• ARV discount +8.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.2/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! Wow! How about a 5 bedroom 2 bath home and right in Hammond! This home boasts size size size and even has a pellet and wood stove to supplement any heating. Lets add on top of that cherry cabinets and a new roof installed in 2024. You wont beat this for the price!

Key facts

• 9,148 sq ft lot
• Built 1910
• Listed 245 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Hammond Central School District (rural): math 50% / reading 45% proficiency, ranked #528 of 755 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.1% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $24k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $145k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.03% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.1

CMA / ARV

• ARV (median comp): $146,472
• List price: $144,900
• Delta: -1.07%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 St Lawrence Ave	0.23mi	4/1.0 (-1)	2,204 (-14%)	19mo	$116,600	$53	41

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

Projected returns pro-forma

6.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.20×
• Total profit: $48,654
• Equity at exit: $92,257

10-year hold

• IRR: 17.5%
• Equity multiple: 4.42×
• Total profit: $138,560
• Equity at exit: $168,320

Cash invested: $40,572 (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 13646

• Home prices YoY: 1.8%
• Active inventory: 45
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$269 /mo · $3,229/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $89

Break-even live

Break-even rent $1,379

Max offer price $144,900

Occupancy floor 89%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $144,900 Active 245 DOM
2. 2026-06-17
   days on market $144,900 Active 244 DOM
3. 2026-06-16
   days on market $144,900 Active 243 DOM
4. 2026-06-15
   days on market $144,900 Active 242 DOM
5. 2026-06-13
   days on market $144,900 Active 240 DOM
6. 2026-06-12
   days on market $144,900 Active 239 DOM
7. 2026-06-09
   days on market $144,900 Active 236 DOM
8. 2026-06-08
   days on market $144,900 Active 235 DOM
9. 2026-06-07
   days on market $144,900 Active 234 DOM
10. 2026-06-07
    days on market $144,900 Active 233 DOM
11. 2026-06-04
    days on market $144,900 Active 230 DOM
12. 2026-06-02
    days on market $144,900 Active 229 DOM
13. 2026-06-01
    days on market $144,900 Active 228 DOM
14. 2026-05-31
    days on market $144,900 Active 227 DOM
15. 2026-03-02
    price $144,900 313-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

16. 2026-03-02
    price $144,900 381-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

17. 2025-11-18
    price $149,000 313-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

18. 2025-11-18
    price $149,000 381-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

19. 2025-11-13
    price $157,000 313-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

20. 2025-11-13
    price $157,000 381-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

21. 2025-10-28
    price $159,000 313-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

22. 2025-10-28
    price $159,000 381-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

23. 2025-10-16
    listed $169,000 Active 313-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

24. 2025-10-16
    listed $169,000 Active 381-char remark

    Show marketing remark (381 chars)

    NEW OUTSIDE PAINT TO FIT YOUR FHA AND VA BUYERS! How about a 5 bedroom 2 bath home right in Hammond? This home has a kitchen with cherry cabinets! This home has size size size. The large sized living room also has pellet heat to help supplement! Now lets go upstairs to your nice bedrooms and another full bath! The roof was done in 2024. And guess what? This home is priced right!

25. 2016-04-11
    historical
26. 2015-09-17
    listed $74,000
27. 2006-10-30
    soldstatus $84,500
28. 2005-10-18
    soldstatus $49,000

ⓘ 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: $3,229 · $269/mo
• Projected year-2 tax: $3,229 · $269/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 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: $17,892
• − Mortgage interest: −$8,117
• − Property taxes: −$3,229
• − Insurance: −$724
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,215
• Taxable loss: −$1,255
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,365/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: Hammond Central School District
• NCES district ID: 3613440
• Math proficiency: 50% ▲ 20.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $43,579
• Composite: 42.23/100
• National rank: #6996
• State rank: #528 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

• Census place: Hammond, NY
• City population: 2,373
• Population (ZIP): 2,373

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 8% Spanish 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: ▲ 6.13%
• Current HPI: 347.3936
• 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

+195.7% since first listed

14 events — show timeline

• 2026-03-02 Price Changed $144,900 SLCMLS
• 2026-03-02 Price Changed $144,900 CNYIS
• 2025-11-18 Price Changed $149,000 SLCMLS
• 2025-11-18 Price Changed $149,000 CNYIS
• 2025-11-13 Price Changed $157,000 SLCMLS
• 2025-11-13 Price Changed $157,000 CNYIS
• 2025-10-28 Price Changed $159,000 SLCMLS
• 2025-10-28 Price Changed $159,000 CNYIS
• 2025-10-16 Listed $169,000 CNYIS
• 2025-10-16 Listed $169,000 SLCMLS
• 2016-04-11 Listing Removed — CNYIS
• 2015-09-17 Listed $74,000 CNYIS
• 2006-10-30 Sold (Public Records) $84,500 Public Records
• 2005-10-18 Sold (Public Records) $49,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,229 · +2.3% YoY. Source: county tax records.