150 Dubois Rd · Hammond, NY 13646

$450,000

9 bd · 3.9 ba · 4,320 sqft · MultiFamily public records · 202 Days on market

Built 1988 1.02 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 +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to 150 Dubois Rd in Hammond, NY — an exceptional investment opportunity in the heart of the Thousand Islands region. This well-maintained four-unit apartment building, complete with an additional office space at the end of the structure, offers strong income potential with several units already updated and rented. Fresh interior renovations, brand-new front balconies and porches, and new siding on three sides provide both curb appeal and reduced future maintenance for the next owner. The property sits in a prime location overlooking the St. Lawrence River, offering stunning panoramic water views as well as a direct sightline to the world-famous Singer Castle on Dark Island — a unique and highly marketable feature for both long-term renters and potential short-term guests. Located in close proximity to Alexandria Bay, Clayton, and other vibrant river communities, this property benefits from the steady demand generated by the Thousand Islands tourism corridor. The region is known for boating, fishing, scenic cruises, dining, and historic attractions, providing excellent opportunities for stable occupancy and seasonal rental upsides. With ample parking, easy access to NY-12, and strong local tourism activity, 150 Dubois Rd stands out as an ideal acquisition for investors seeking a turnkey, well-positioned asset with room to grow.

Key facts

• New siding
• 1.02 acre lot
• Built 1988

Tags

• FOUR UNIT APARTMENT BUILDING
• ADDITIONAL OFFICE SPACE
• FRESH INTERIOR RENOVATIONS
• BRAND NEW FRONT BALCONIES
• NEW SIDING
• PANORAMIC WATER VIEWS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive. Per door: $47/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $389k (13.5% below list).
• Recommended offer: $389k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 $31k of equity ($3k loan paydown + $28k 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 $126k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.

Recommended offer $389,300 (13.5% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 2.13×
• Total profit: $142,246
• Equity at exit: $286,512

10-year hold

• IRR: 16.6%
• Equity multiple: 4.26×
• Total profit: $410,404
• Equity at exit: $522,733

Cash invested: $126,000 (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 13646

• Home prices YoY: 1.8%
• Active inventory: 45
• Price-to-rent: 28.9×

Monthly cashflow live

• Estimated rent: $3,893 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$387 /mo · $4,649/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$818
• Net cashflow: $141

Break-even live

Break-even rent $3,715

Max offer price $450,000

Occupancy floor 91%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$3,894
Total (3 units)			$3,893

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $450,000 Active 202 DOM
2. 2026-06-08
   days on market $450,000 Active 201 DOM
3. 2026-06-07
   days on market $450,000 Active 200 DOM
4. 2026-06-07
   days on market $450,000 Active 199 DOM
5. 2026-06-04
   days on market $450,000 Active 196 DOM
6. 2026-06-02
   days on market $450,000 Active 195 DOM
7. 2026-06-01
   days on market $450,000 Active 194 DOM
8. 2026-05-31
   days on market $450,000 Active 193 DOM
9. 2025-11-19
   listed $450,000 Active 1368-char remark

   Show marketing remark (1368 chars)

   Welcome to 150 Dubois Rd in Hammond, NY — an exceptional investment opportunity in the heart of the Thousand Islands region. This well-maintained four-unit apartment building, complete with an additional office space at the end of the structure, offers strong income potential with several units already updated and rented. Fresh interior renovations, brand-new front balconies and porches, and new siding on three sides provide both curb appeal and reduced future maintenance for the next owner. The property sits in a prime location overlooking the St. Lawrence River, offering stunning panoramic water views as well as a direct sightline to the world-famous Singer Castle on Dark Island — a unique and highly marketable feature for both long-term renters and potential short-term guests. Located in close proximity to Alexandria Bay, Clayton, and other vibrant river communities, this property benefits from the steady demand generated by the Thousand Islands tourism corridor. The region is known for boating, fishing, scenic cruises, dining, and historic attractions, providing excellent opportunities for stable occupancy and seasonal rental upsides. With ample parking, easy access to NY-12, and strong local tourism activity, 150 Dubois Rd stands out as an ideal acquisition for investors seeking a turnkey, well-positioned asset with room to grow.

ⓘ 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: $4,649 · $387/mo
• Projected year-2 tax: $6,127 · $511/mo
• Expected delta: +$1,478/yr (+$123/mo · 31.8%)

ⓘ 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 ≥94°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: $46,716
• − Mortgage interest: −$25,207
• − Property taxes: −$4,649
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,737
• − Management: −$3,737
• − Depreciation: −$13,091
• Taxable loss: −$5,955
• Est. tax savings @ 24.0%: +$1,429
• After-tax cash flow: $3,118/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

• 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

1 event — show timeline

• 2025-11-19 Listed $450,000 CNYIS

Property tax history

+1.4%/yr

Latest (2025): $4,649 · +1.3% YoY. Source: county tax records.