48 S Main St · Hammond, NY 13646

$74,000

4 bd · 1.0 ba · 2,155 sqft · SingleFamily public records · 110 Days on market

Built 1850 0.43 ac lot $34/sqft · 49% below area Est $145k · 49% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• 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

A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

Key facts

• French doors
• Large yard
• Enclosed porch

Tags

• ENCLOSED PORCH
• FRENCH DOORS
• NEWER BACK DECK
• LARGE YARD
• AMISH-BUILT STORAGE BUILDINGS
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $67k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 $5k of equity ($512 loan paydown + $5k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,340 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.98% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.86%
• DSCR: 2.42
• GRM: 4.2

CMA / ARV

• ARV (median comp): $145,315
• List price: $74,000
• Delta: -49.08%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 St Lawrence Ave	0.30mi	4/1.0	2,204 (+2%)	19mo	$116,600	$53	67
46 S Main St	0.02mi	3/3.0 (-1)	2,434 (+13%)	6mo	$80,000	$33	59
43 South Main St	0.09mi	4/1.0	1,842 (-14%)	18mo	$136,500	$74	56

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: 42.7%
• Equity multiple: 3.75×
• Total profit: $57,043
• Equity at exit: $47,115

10-year hold

• IRR: 39.7%
• Equity multiple: 7.77×
• Total profit: $140,375
• Equity at exit: $85,961

Cash invested: $20,720 (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 13646

• Home prices YoY: 1.8%
• Active inventory: 45
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $550

Break-even live

Break-even rent $772

Max offer price $74,000

Occupancy floor 58%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   status Pending 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

2. 2026-04-08
   status Active 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

3. 2026-02-16
   status Pending 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

4. 2025-12-27
   status Active 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

5. 2025-11-23
   status Pending 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

6. 2025-11-07
   status Active 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

7. 2025-09-16
   status Pending 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

8. 2025-09-07
   listed $74,000 Active 922-char remark

   Show marketing remark (922 chars)

   A four-bedroom house in the Village of Hammond offers lots of space. A large enclosed porch that opens to the dining area and living room welcomes you home. French doors open to a spacious kitchen with extra room for future additions. A full bath and two bedrooms complete the first floor. Two separate sets of stairs lead to the second floor to two more bedrooms and an additional smaller room that may be just the space to add another bathroom and/or laundry room. A newer back deck connects to a large yard that is ideal for gardening, setting up an outdoor entertainment space, or building a garage. Amish-built storage buildings were also recently added to the property. Home features vinyl siding with insulation board under the siding. Public sewer. A well on the border of the property is shared with the neighbor. Pressure tank is less than two years old and the pump for the water is controlled by this property.

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $2,288 · $191/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: $17,615
• − Mortgage interest: −$4,145
• − Property taxes: −$2,288
• − Insurance: −$370
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$2,153
• Taxable income: $5,841
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $5,199/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

8 events — show timeline

• 2026-05-14 Pending — SLCMLS
• 2026-04-08 Relisted — SLCMLS
• 2026-02-16 Pending — SLCMLS
• 2025-12-27 Relisted — SLCMLS
• 2025-11-23 Pending — SLCMLS
• 2025-11-07 Relisted — SLCMLS
• 2025-09-16 Pending — SLCMLS
• 2025-09-07 Listed $74,000 SLCMLS

Property tax history

+11.3%/yr

Latest (2025): $2,288 · +2.5% YoY. Source: county tax records.