370 Ward Rd · Hammond, NY 13654

$154,999

4 bd · 1.0 ba · 2,254 sqft · SingleFamily · 152 Days on market

Built 1990 59 ac lot ↓ 22% since listing

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Why this score? — see what drove the D+ 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to the country with this log home situated on 58.6acres. Offering road frontage on both State Highway 184 and Ward Rd. While this open floor plan with a loft requires some TLC it presents a unique opportunity to make it your own. There are two barns on the property that provide endless possibilities from storage and workshop to horses or hobby farm. The property does have a septic, drilled well, a hand well by the barn and electric to the property.

Key facts

• Two barns
• Septic
• Road frontage

Tags

• LOG HOME
• 58.6 ACRES
• ROAD FRONTAGE
• TWO BARNS
• SEPTIC
• DRILLED WELL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-13 ($-157/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (13.6% below list).
• Recommended offer: $134k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Heuvelton Central School District (rural): math 43% / reading 56% proficiency, ranked #394 of 590 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 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 $3k of equity ($1k loan paydown + $2k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $133,933 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.08×
• Total profit: $3,399
• Equity at exit: $54,313

10-year hold

• IRR: 6.1%
• Equity multiple: 1.75×
• Total profit: $32,706
• Equity at exit: $73,270

Cash invested: $43,400 (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 13654

• Home prices YoY: 0.4%
• Active inventory: 12
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-13

Break-even live

Break-even rent $1,356

Max offer price $153,104

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $40	+0% $-13	+5% $-67	+10% $-120
Rent	-10% $-119	-5% $-66	+0% $-13	+5% $40	+10% $93
Rate	-1.0pp $65	-0.5pp $26	base $-13	+0.5pp $-53	+1.0pp $-94

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $154,999 Active 152 DOM
2. 2026-06-21
   days on market $154,999 Active 151 DOM
3. 2026-06-18
   days on market $154,999 Active 149 DOM
4. 2026-06-17
   days on market $154,999 Active 148 DOM
5. 2026-06-16
   days on market $154,999 Active 147 DOM
6. 2026-06-15
   days on market $154,999 Active 146 DOM
7. 2026-06-13
   days on market $154,999 Active 144 DOM
8. 2026-06-12
   days on market $154,999 Active 143 DOM
9. 2026-06-09
   days on market $154,999 Active 140 DOM
10. 2026-06-08
    days on market $154,999 Active 139 DOM
11. 2026-06-07
    days on market $154,999 Active 138 DOM
12. 2026-06-07
    days on market $154,999 Active 137 DOM
13. 2026-06-04
    days on market $154,999 Active 134 DOM
14. 2026-06-02
    days on market $154,999 Active 133 DOM
15. 2026-06-01
    days on market $154,999 Active 132 DOM
16. 2026-05-31
    days on market $154,999 Active 131 DOM
17. 2026-04-01
    price $154,999 459-char remark

    Show marketing remark (464 chars)

    Escape to the country with this log home situated on 58.6 acres. Offering road frontage on both State Highway 184 and Ward Rd. While this open floor plan with a home requires some TLC it presents a unique opportunity to make it your own. There are two barns on the property that provide endless possibilities from storage and workshop to horses or hobby farm. The property does have a septic, drilled well and a hand well by the barn, and electric to the property.

18. 2026-04-01
    price $154,999 464-char remark

    Show marketing remark (464 chars)

    Escape to the country with this log home situated on 58.6 acres. Offering road frontage on both State Highway 184 and Ward Rd. While this open floor plan with a home requires some TLC it presents a unique opportunity to make it your own. There are two barns on the property that provide endless possibilities from storage and workshop to horses or hobby farm. The property does have a septic, drilled well and a hand well by the barn, and electric to the property.

19. 2026-01-20
    listed $169,999 Active 459-char remark

    Show marketing remark (459 chars)

    Escape to the country with this log home situated on 58.6acres. Offering road frontage on both State Highway 184 and Ward Rd. While this open floor plan with a loft requires some TLC it presents a unique opportunity to make it your own. There are two barns on the property that provide endless possibilities from storage and workshop to horses or hobby farm. The property does have a septic, drilled well, a hand well by the barn and electric to the property.

20. 2026-01-19
    listed $169,999 Active 464-char remark

    Show marketing remark (464 chars)

    Escape to the country with this log home situated on 58.6 acres. Offering road frontage on both State Highway 184 and Ward Rd. While this open floor plan with a home requires some TLC it presents a unique opportunity to make it your own. There are two barns on the property that provide endless possibilities from storage and workshop to horses or hobby farm. The property does have a septic, drilled well and a hand well by the barn, and electric to the property.

21. 2025-11-30
    historical
22. 2025-09-10
    price $184,500
23. 2025-09-10
    price $184,500
24. 2025-08-16
    status Active
25. 2025-08-16
    status Active
26. 2025-07-11
    status Pending
27. 2025-07-11
    status Pending
28. 2025-07-04
    listed $199,900 Active
29. 2025-07-03
    listed $199,900 Active

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 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: $16,072
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,509
• Taxable loss: −$2,791
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $513/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: Heuvelton Central School District
• NCES district ID: 3614310
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 56% ▲ 8.00%
• Median HH income: $49,486
• Composite: 42.27/100
• National rank: #3272
• State rank: #394 of 590 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): 2,370

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 8% Polish 6% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 17%

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: ▲ 1.17%
• Current HPI: 310.708
• 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

-22.5% since first listed

13 events — show timeline

• 2026-04-01 Price Changed $154,999 SLCMLS
• 2026-04-01 Price Changed $154,999 CNYIS
• 2026-01-20 Listed $169,999 SLCMLS
• 2026-01-19 Listed $169,999 CNYIS
• 2025-11-30 Listing Removed — CNYIS
• 2025-09-10 Price Changed $184,500 SLCMLS
• 2025-09-10 Price Changed $184,500 CNYIS
• 2025-08-16 Relisted — SLCMLS
• 2025-08-16 Relisted — CNYIS
• 2025-07-11 Pending — SLCMLS
• 2025-07-11 Pending — CNYIS
• 2025-07-04 Listed $199,900 SLCMLS
• 2025-07-03 Listed $199,900 CNYIS