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Hamilton House Flip Intelligence

An empirical review of 1,029 closed transactions, including 41 repeat sales with more than 15% gross price growth.

Analysis updated 2026-03-06 08:45

1,029

Total Closed

Repeat Sales >15%

SFR Repeat Sales

Condo Repeat Sales

$327K

Avg SFR Gain

84%

Avg SFR % Change

Market Context

Overview of all property types in the Hamilton market, based on 1,029 closed transactions.

Property Type	Repeat Sales >15%	Avg Gross Gain	Avg % Change
SFR Single Family	38	$327,315	84.2%
Condo Condominium	3	$122,928	23.4%

Single Family Residence Analysis

38 qualifying SFR repeat sales ranked by gross gain. Expand any address for estimated closing, holding, renovation, and return context.

#	Buy Date	Sell Date	Buy Price	Sell Price	Gross Gain	% Change	Days Held	Year Built	Sqft Change	Buy MLS	Sell MLS
1	Jul 6, 2023	Feb 5, 2024	$530,000	$1,995,000	$1,465,000	276.4%	214	1961	+3,920	73106834	73194805
Buy Closing Costs $7,950 Sell Closing + Commission $119,700 Holding Costs $18,630 Total Soft Costs $159,394 Est. Renovation $685,500 Total Investment $1,374,894 Est. Net Profit $620,106 Est. ROI 45.1%
2	Jul 1, 2021	Apr 28, 2023	$250,000	$1,160,000	$910,000	364.0%	666	N/A	+2,700	72804531	73068094
Buy Closing Costs $3,750 Sell Closing + Commission $69,600 Holding Costs $27,349 Total Soft Costs $108,728 Est. Renovation $405,000 Total Investment $763,728 Est. Net Profit $396,272 Est. ROI 51.9%
3	Jul 1, 2021	May 18, 2023	$250,000	$1,100,000	$850,000	340.0%	686	N/A	+2,700	72804532	73089234
Buy Closing Costs $3,750 Sell Closing + Commission $66,000 Holding Costs $28,170 Total Soft Costs $105,676 Est. Renovation $405,000 Total Investment $760,676 Est. Net Profit $339,324 Est. ROI 44.6%
4	Nov 8, 2023	Jun 5, 2024	$879,000	$1,705,000	$826,000	94.0%	210	1981	+787	73168316	73228468
Buy Closing Costs $13,185 Sell Closing + Commission $102,300 Holding Costs $30,320 Total Soft Costs $159,188 Est. Renovation $310,840 Total Investment $1,349,028 Est. Net Profit $355,972 Est. ROI 26.4%
5	Dec 16, 2020	Jun 16, 2022	$334,000	$1,000,000	$666,000	199.4%	547	1920	+2,297	72746077	72984189
Buy Closing Costs $5,010 Sell Closing + Commission $60,000 Holding Costs $30,010 Total Soft Costs $102,703 Est. Renovation $411,450 Total Investment $848,153 Est. Net Profit $151,847 Est. ROI 17.9%
6	Jul 14, 2025	Feb 20, 2026	$830,000	$1,430,000	$600,000	72.3%	221	1981	+121	73373134	73448082
Buy Closing Costs $12,450 Sell Closing + Commission $85,800 Holding Costs $30,130 Total Soft Costs $140,285 Est. Renovation $128,150 Total Investment $1,098,435 Est. Net Profit $331,565 Est. ROI 30.2%
7	Feb 1, 2017	Feb 15, 2018	$205,000	$799,000	$594,000	289.8%	379	N/A	+2,622	72091082	72173009
Buy Closing Costs $3,075 Sell Closing + Commission $47,940 Holding Costs $12,762 Total Soft Costs $69,955 Est. Renovation $393,300 Total Investment $668,255 Est. Net Profit $130,745 Est. ROI 19.6%
8	May 29, 2020	Dec 30, 2020	$312,000	$770,000	$458,000	146.8%	215	1914	+644	72646798	72762810
Buy Closing Costs $4,680 Sell Closing + Commission $46,200 Holding Costs $11,018 Total Soft Costs $68,432 Est. Renovation $239,210 Total Investment $619,642 Est. Net Profit $150,358 Est. ROI 24.3%
9	Feb 10, 2025	Aug 8, 2025	$505,000	$935,000	$430,000	85.1%	179	1941	+909	73319640	73401647
Buy Closing Costs $7,575 Sell Closing + Commission $56,100 Holding Costs $14,848 Total Soft Costs $86,689 Est. Renovation $237,295 Total Investment $828,984 Est. Net Profit $106,016 Est. ROI 12.8%
10	Mar 29, 2019	Jan 17, 2020	$490,000	$859,000	$369,000	75.3%	294	1986	+276	72351550	72565236
Buy Closing Costs $7,350 Sell Closing + Commission $51,540 Holding Costs $23,663 Total Soft Costs $90,304 Est. Renovation $151,400 Total Investment $731,704 Est. Net Profit $127,296 Est. ROI 17.4%
11	Nov 24, 2020	Apr 1, 2022	$537,500	$900,000	$362,500	67.4%	493	1905	0	72665155	72950037
Buy Closing Costs $8,063 Sell Closing + Commission $54,000 Holding Costs $43,526 Total Soft Costs $113,744 Est. Renovation $64,500 Total Investment $715,744 Est. Net Profit $184,256 Est. ROI 25.7%
12	Nov 6, 2020	Jul 27, 2021	$250,000	$595,000	$345,000	138.0%	263	N/A	+1,016	72645215	72854106
Buy Closing Costs $3,750 Sell Closing + Commission $35,700 Holding Costs $10,800 Total Soft Costs $55,703 Est. Renovation $152,400 Total Investment $458,103 Est. Net Profit $136,897 Est. ROI 29.9%
13	Dec 16, 2020	Oct 31, 2022	$925,000	$1,251,000	$326,000	35.2%	684	1989	-48	72725858	73025850
Buy Closing Costs $13,875 Sell Closing + Commission $75,060 Holding Costs $103,926 Total Soft Costs $204,383 Est. Renovation $55,500 Total Investment $1,184,883 Est. Net Profit $66,117 Est. ROI 5.6%
14	Jul 28, 2020	Dec 1, 2021	$980,000	$1,305,000	$325,000	33.2%	491	1986	0	72668725	72907321
Buy Closing Costs $14,700 Sell Closing + Commission $78,300 Holding Costs $79,037 Total Soft Costs $184,057 Est. Renovation $58,800 Total Investment $1,222,857 Est. Net Profit $82,143 Est. ROI 6.7%
15	Jul 28, 2022	Feb 15, 2024	$1,162,500	$1,460,000	$297,500	25.6%	567	1986	0	72994939	73113102
Buy Closing Costs $17,438 Sell Closing + Commission $87,600 Holding Costs $108,268 Total Soft Costs $226,864 Est. Renovation $69,750 Total Investment $1,459,114 Est. Net Profit $886 Est. ROI 0.1%
16	Feb 14, 2023	Jul 27, 2023	$350,000	$620,000	$270,000	77.1%	163	1940	+538	73063424	73114195
Buy Closing Costs $5,250 Sell Closing + Commission $37,200 Holding Costs $9,371 Total Soft Costs $57,844 Est. Renovation $140,500 Total Investment $548,344 Est. Net Profit $71,656 Est. ROI 13.1%
17	Jan 10, 2018	Aug 31, 2018	$325,000	$565,000	$240,000	73.8%	233	1975	+1,120	72198679	72338172
Buy Closing Costs $4,875 Sell Closing + Commission $33,900 Holding Costs $12,438 Total Soft Costs $56,872 Est. Renovation $238,200 Total Investment $620,072 Est. Net Profit $-55,072 Est. ROI -8.9%
18	Mar 15, 2019	Feb 25, 2020	$375,000	$615,000	$240,000	64.0%	347	1950	0	72450238	72594614
Buy Closing Costs $5,625 Sell Closing + Commission $36,900 Holding Costs $21,374 Total Soft Costs $70,013 Est. Renovation $45,000 Total Investment $490,013 Est. Net Profit $124,987 Est. ROI 25.5%
19	Dec 23, 2020	Dec 8, 2022	$435,000	$655,000	$220,000	50.6%	715	1953	0	72754504	73049228
Buy Closing Costs $6,525 Sell Closing + Commission $39,300 Holding Costs $51,088 Total Soft Costs $103,484 Est. Renovation $52,200 Total Investment $590,684 Est. Net Profit $64,316 Est. ROI 10.9%
20	Nov 21, 2024	Dec 12, 2025	$560,000	$762,500	$202,500	36.2%	386	1900	+150	73295811	73400623
Buy Closing Costs $8,400 Sell Closing + Commission $45,751 Holding Costs $35,506 Total Soft Costs $97,287 Est. Renovation $110,830 Total Investment $768,117 Est. Net Profit $-5,617 Est. ROI -0.7%
21	Jan 16, 2018	Dec 6, 2019	$362,557	$560,000	$197,443	54.5%	689	1973	+192	72261639	72571898
Buy Closing Costs $5,438 Sell Closing + Commission $33,600 Holding Costs $41,032 Total Soft Costs $85,877 Est. Renovation $136,380 Total Investment $584,814 Est. Net Profit $-24,814 Est. ROI -4.2%
22	Jan 8, 2021	May 12, 2022	$330,000	$527,000	$197,000	59.7%	489	1940	+80	72671037	72956540
Buy Closing Costs $4,950 Sell Closing + Commission $31,620 Holding Costs $26,506 Total Soft Costs $68,584 Est. Renovation $75,360 Total Investment $473,944 Est. Net Profit $53,056 Est. ROI 11.2%
23	Mar 12, 2018	Feb 6, 2019	$305,000	$500,000	$195,000	63.9%	331	1950	+120	72273295	72372328
Buy Closing Costs $4,575 Sell Closing + Commission $30,000 Holding Costs $16,583 Total Soft Costs $56,428 Est. Renovation $122,500 Total Investment $483,928 Est. Net Profit $16,072 Est. ROI 3.3%
24	Jan 18, 2019	Apr 12, 2019	$325,000	$510,000	$185,000	56.9%	84	1950	+600	72423607	72469051
Buy Closing Costs $4,875 Sell Closing + Commission $30,600 Holding Costs $4,484 Total Soft Costs $45,367 Est. Renovation $166,310 Total Investment $536,677 Est. Net Profit $-26,677 Est. ROI -5.0%
25	Aug 14, 2018	Feb 28, 2019	$417,500	$590,000	$172,500	41.3%	198	1953	+1,028	72353786	72438088
Buy Closing Costs $6,263 Sell Closing + Commission $35,400 Holding Costs $13,578 Total Soft Costs $61,435 Est. Renovation $243,380 Total Investment $722,315 Est. Net Profit $-132,315 Est. ROI -18.3%
26	Aug 24, 2017	Mar 15, 2019	$300,000	$472,000	$172,000	57.3%	568	1962	0	72170477	72439294
Buy Closing Costs $4,500 Sell Closing + Commission $28,320 Holding Costs $27,989 Total Soft Costs $65,930 Est. Renovation $36,000 Total Investment $401,930 Est. Net Profit $70,070 Est. ROI 17.4%
27	Nov 23, 2020	Jul 29, 2021	$380,000	$535,000	$155,000	40.8%	248	1965	+203	72726481	72847990
Buy Closing Costs $5,700 Sell Closing + Commission $32,100 Holding Costs $15,480 Total Soft Costs $59,052 Est. Renovation $105,910 Total Investment $544,962 Est. Net Profit $-9,962 Est. ROI -1.8%
28	Mar 10, 2021	Jul 1, 2021	$450,000	$590,000	$140,000	31.1%	113	1950	+437	72782429	72826970
Buy Closing Costs $6,750 Sell Closing + Commission $35,400 Holding Costs $8,352 Total Soft Costs $56,845 Est. Renovation $140,845 Total Investment $647,690 Est. Net Profit $-57,690 Est. ROI -8.9%
29	May 17, 2017	Nov 8, 2018	$645,000	$775,000	$130,000	20.2%	540	1989	+996	72101292	72389443
Buy Closing Costs $9,675 Sell Closing + Commission $46,500 Holding Costs $57,211 Total Soft Costs $121,461 Est. Renovation $335,430 Total Investment $1,101,891 Est. Net Profit $-326,891 Est. ROI -29.7%
30	May 15, 2024	Jan 2, 2026	$390,000	$515,000	$125,000	32.1%	597	1950	0	73220007	73424672
Buy Closing Costs $5,850 Sell Closing + Commission $30,900 Holding Costs $38,244 Total Soft Costs $80,721 Est. Renovation $23,400 Total Investment $494,121 Est. Net Profit $20,879 Est. ROI 4.2%
31	Jul 11, 2019	Mar 8, 2021	$629,000	$750,000	$121,000	19.2%	606	1960	0	72505728	72779366
Buy Closing Costs $9,435 Sell Closing + Commission $45,000 Holding Costs $62,611 Total Soft Costs $124,934 Est. Renovation $37,740 Total Investment $791,674 Est. Net Profit $-41,674 Est. ROI -5.3%
32	May 16, 2022	May 23, 2023	$515,722	$630,000	$114,278	22.2%	372	1951	0	72966082	73098252
Buy Closing Costs $7,736 Sell Closing + Commission $37,800 Holding Costs $31,513 Total Soft Costs $83,873 Est. Renovation $30,943 Total Investment $630,538 Est. Net Profit $-538 Est. ROI -0.1%
33	Sep 30, 2020	Feb 5, 2021	$489,000	$600,000	$111,000	22.7%	128	1958	+512	72722463	72761066
Buy Closing Costs $7,335 Sell Closing + Commission $36,000 Holding Costs $10,281 Total Soft Costs $60,182 Est. Renovation $146,480 Total Investment $695,662 Est. Net Profit $-95,662 Est. ROI -13.8%
34	Jun 16, 2017	Sep 18, 2017	$290,000	$400,000	$110,000	37.9%	94	1956	0	72154274	72196494
Buy Closing Costs $4,350 Sell Closing + Commission $24,000 Holding Costs $4,478 Total Soft Costs $37,574 Est. Renovation $17,400 Total Investment $344,974 Est. Net Profit $55,026 Est. ROI 16.0%
35	Sep 2, 2016	Oct 24, 2017	$281,253	$383,000	$101,747	36.2%	417	1954	+1,246	72028372	72207818
Buy Closing Costs $4,219 Sell Closing + Commission $22,980 Holding Costs $19,265 Total Soft Costs $51,092 Est. Renovation $261,910 Total Investment $594,255 Est. Net Profit $-211,255 Est. ROI -35.5%
36	Mar 2, 2020	May 12, 2021	$415,000	$515,000	$100,000	24.1%	436	1890	0	72602997	72803850
Buy Closing Costs $6,225 Sell Closing + Commission $30,900 Holding Costs $29,721 Total Soft Costs $72,687 Est. Renovation $24,900 Total Investment $512,587 Est. Net Profit $2,413 Est. ROI 0.5%
37	May 9, 2016	Aug 9, 2017	$331,000	$390,000	$59,000	17.8%	457	1954	0	71974032	72197003
Buy Closing Costs $4,965 Sell Closing + Commission $23,400 Holding Costs $24,847 Total Soft Costs $58,100 Est. Renovation $19,860 Total Investment $408,960 Est. Net Profit $-18,960 Est. ROI -4.6%
38	Feb 28, 2019	Apr 24, 2020	$349,000	$404,500	$55,500	15.9%	421	1956	+230	72439148	72615807
Buy Closing Costs $5,235 Sell Closing + Commission $24,271 Holding Costs $24,134 Total Soft Costs $58,675 Est. Renovation $85,100 Total Investment $492,775 Est. Net Profit $-88,275 Est. ROI -17.9%

Purchase Price Band Performance

How purchase price affects flip returns for SFR properties.

Price Band	Count	Avg Gain	Avg % Change
Under $400K	20	$306,285	108.3%
$400K-$600K	11	$335,162	66.6%
$600K-$800K	2	$125,500	19.7%
$800K-$1M	4	$519,250	58.7%
Over $1M	1	$297,500	25.6%

Property Vintage Analysis

How property age relates to repeat-sale gross gains in Hamilton.

Decade	Count	Avg Gain	Avg % Change
Pre-1920	8	$477,750	175.8%
1920-1949	4	$390,750	105.3%
1950-1969	17	$220,119	52.1%
1970-1989	9	$367,883	53.8%

Hold Time Performance

How hold period affects flip ROI in Hamilton.

Hold Period	Count	Avg Gain	Avg % Change	Est. Avg ROI
Under 6 mo	6	$207,667	51.8%	2.4%
6-9 months	8	$532,688	110.4%	15.9%
9-12 months	3	$268,000	67.7%	15.4%
12-18 months	12	$242,294	68.5%	-0.6%
18-24 months	9	$357,660	108.7%	13.9%

Seasonal Timing

When were the repeat sales with the strongest gross gains purchased in Hamilton?

Condominium Flips

3 qualifying condominium repeat sales. Expand any address for estimated financial details.

#	Buy Date	Sell Date	Buy Price	Sell Price	Gross Gain	% Change	Days Held	Year Built	Buy MLS	Sell MLS
1	Mar 12, 2021	Apr 15, 2022	$831,017	$961,000	$129,983	15.6%	399	2020	72714202	72939106
Buy Closing Costs $12,465 Sell Closing + Commission $57,660 Holding Costs $70,600 Total Soft Costs $150,497 Est. Renovation $166,100 Total Investment $1,147,614 Est. Net Profit $-186,614 Est. ROI -16.3%
2	Sep 23, 2024	Jul 8, 2025	$349,000	$477,800	$128,800	36.9%	288	1880	73219334	73372983
Buy Closing Costs $5,235 Sell Closing + Commission $28,668 Holding Costs $23,596 Total Soft Costs $62,870 Est. Renovation $139,415 Total Investment $551,285 Est. Net Profit $-73,485 Est. ROI -13.3%
3	Apr 29, 2019	Jun 30, 2020	$620,000	$730,000	$110,000	17.7%	428	1986	72488773	72586887
Buy Closing Costs $9,300 Sell Closing + Commission $43,800 Holding Costs $57,929 Total Soft Costs $118,785 Est. Renovation $37,200 Total Investment $775,985 Est. Net Profit $-45,985 Est. ROI -5.9%

SFR vs Condo Comparison

Modeled Return Trends Over Time

How gross gains and estimated net returns have changed across qualifying repeat sales in Hamilton.

Period	Candidate Count	Avg Gross Gain	Avg Modeled Net	Avg Modeled ROI

Raw Data

Download the complete dataset or inspect all 41 qualifying repeat sales with modeled financial details.

Type	Address	Buy Date	Sell Date	Days	Buy Price	Sell Price	Gross Gain	% Chg	Beds B/A	Baths B/A	Sqft B/A	Year	Lot	Buy MLS	Sell MLS	Buy Close	Sell Close	Commission	Holding	Soft Costs	Est Reno	Total Inv	Net Profit	ROI

Methodology and limitations: Analysis is based on 1,029 closed MLS transactions in Hamilton, MA. Candidate repeat sales are properties bought and resold within 30–730 days with more than 15% gross price growth; that threshold does not establish investor profit. Financial estimates use a 4.5% commission and standard Massachusetts closing-cost assumptions. Actual renovation scope, financing, taxes, and net results vary. Analysis date: 2026-03-06 08:45.