Hamilton, MA Flip Analysis
Empirical analysis of 1,029 closed transactions · 41 profitable flips identified (>15% gain)
1,029
Total Closed
41
Profitable Flips
38
SFR Flips
3
Condo Flips
$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 | Profitable Flips | 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 profitable SFR flips ranked by gross gain. Click any row to expand financial details.
| # | Address | Buy Date | Sell Date | Buy Price | Sell Price | Gross Gain | % Change | Days Held | Year Built | Sqft Change | Buy MLS | Sell MLS |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 81 Sagamore St | 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 | 139 Cutler Road | 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 | 145 Cutler Road | 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 | 24 Hickory Lane | 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 | 55 Appleton Ave | 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 | 145 Essex St | 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 | 219 Asbury St | 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 | 22 Elliott St | 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 | 8 Lois St | 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 | 504 Bridge Street | 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 | 77 Gardner Street | 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 | 135 Cutler Rd | 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 | 290 Echo Cove Rd | 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 | 85 Gregory Island Rd | 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 | 3 Longmeadow Way | 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 | 40 Lake Drive | 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 | 165 Forest St | 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 | 11 Savoy Rd | 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 | 75 Lincoln Ave | 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 | 289 Asbury St | 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 | 187 Echo Cove Rd | 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 | 35 Stopford Street | 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 | 89 Asbury St | 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 | 314 Highland St | 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 | 31 Margaret Rd | 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 | 42 Village Lane | 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 | 212 Lake Dr | 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 | 97 School Street | 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 | 2 Bancroft Way | 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 | 34 Knowlton Street | 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 | 46 Martel Road | 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 | 31 Garfield Ave | 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 | 48 Day Avenue | 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 | 174 Railroad Ave | 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 | 320 Highland St | 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 | 229 Highland Street | 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 | 16 Mill Street | 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 | 32 School St | 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 affects flip profitability 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 do the best-performing flips get purchased in Hamilton?
Condominium Flips
3 profitable condo flips. Click any row to expand financial details.
| # | Address | Buy Date | Sell Date | Buy Price | Sell Price | Gross Gain | % Change | Days Held | Year Built | Buy MLS | Sell MLS |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 8 Canter Brook Lane | 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 | 956 Bay Rd | 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 | 300 Willow St | 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
Profit Trends Over Time
How flip profitability has changed across all property types in Hamilton.
| Period | Flip Count | Avg Gross Gain | Avg Net Profit | Avg ROI |
|---|
Raw Data
Download the complete dataset or view all 41 flips with full 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 |
|---|
Data Source: Analysis based on 1,029 closed MLS transactions in Hamilton, MA. Profitable flips defined as properties bought and re-sold within 730 days with >15% gross gain. Financial estimates use 4.5% commission, standard MA closing costs. Actual renovation costs and net profits vary. Analysis date: 2026-03-06 08:45.