7 Whiteface Inn Ln Unit 102 Int 3 · Lake Placid, NY 12946

$35,000

1 bd · 1.0 ba · 676 sqft · Townhouse public records · 144 Days on market

Built 2005 435 sqft lot $52/sqft · 17% below area Est $42k · 17% under $237/mo HOA · 28% of rent ↓ 10% since listing

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Why this score? — see what drove the B+ 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
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This handsome one bedroom residence at the Whiteface Lodge is now for sale. You have a choice of interval 3 or 9. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. A new owner will have 4 weeks every year which is followed by an owners calendar. This calendar rotates every year so that you have essentially one week per season. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

Key facts

• Private corner unit
• Trout pond views
• Garage

Tags

• PRIVATE CORNER UNIT
• TROUT POND VIEWS
• MCKENZIE MOUNTAIN RANGE VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $35k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 1.6% in Lake Placid — 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 66/100 on livability (#647 in NY) — a middle-class / working-renter tenant base. Strengths: amenities A+, crime A; Watch: schools C-, employment D+, cost of living D+.
• Lake Placid Central School District (town): math 46% / reading 58% proficiency, ranked #344 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 148 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $4k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 2.41% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.83%
• DSCR: 2.19
• GRM: 3.5

CMA / ARV

• ARV (median comp): $42,198
• List price: $35,000
• Delta: -17.06%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.0%
• Equity multiple: 1.86×
• Total profit: $8,423
• Equity at exit: $5,219

10-year hold

• IRR: 29.3%
• Equity multiple: 3.64×
• Total profit: $25,867
• Equity at exit: $3,026

Cash invested: $9,800 (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 12946

• Home prices YoY: -21.5%
• Active inventory: 148
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$15
• HOA: −$237
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $219

Break-even live

Break-even rent $565

Max offer price $35,000

Occupancy floor 69%

Sensitivity live

Price	-10% $239	-5% $229	+0% $219	+5% $209	+10% $199
Rent	-10% $153	-5% $186	+0% $219	+5% $252	+10% $286
Rate	-1.0pp $237	-0.5pp $228	base $219	+0.5pp $210	+1.0pp $201

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $237 · $2,844/yr

Listing history 24 events

1. 2026-06-21
   days on market $35,000 Active 144 DOM
2. 2026-06-18
   days on market $35,000 Active 142 DOM
3. 2026-06-17
   days on market $35,000 Active 141 DOM
4. 2026-06-16
   days on market $35,000 Active 140 DOM
5. 2026-06-15
   days on market $35,000 Active 139 DOM
6. 2026-06-13
   days on market $35,000 Active 137 DOM
7. 2026-06-12
   days on market $35,000 Active 136 DOM
8. 2026-06-09
   days on market $35,000 Active 133 DOM
9. 2026-06-08
   days on market $35,000 Active 132 DOM
10. 2026-06-07
    days on market $35,000 Active 131 DOM
11. 2026-06-07
    days on market $35,000 Active 130 DOM
12. 2026-06-04
    days on market $35,000 Active 127 DOM
13. 2026-06-02
    days on market $35,000 Active 126 DOM
14. 2026-06-01
    days on market $35,000 Active 125 DOM
15. 2026-05-31
    days on market $35,000 Active 124 DOM
16. 2026-04-16
    price $35,000 684-char remark

    Show marketing remark (684 chars)

    This handsome one bedroom residence at the Whiteface Lodge is now for sale. You have a choice of interval 3 or 9. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. A new owner will have 4 weeks every year which is followed by an owners calendar. This calendar rotates every year so that you have essentially one week per season. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

17. 2026-03-19
    status Active 684-char remark

    Show marketing remark (684 chars)

    This handsome one bedroom residence at the Whiteface Lodge is now for sale. You have a choice of interval 3 or 9. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. A new owner will have 4 weeks every year which is followed by an owners calendar. This calendar rotates every year so that you have essentially one week per season. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

18. 2026-03-07
    historical 684-char remark

    Show marketing remark (684 chars)

    This handsome one bedroom residence at the Whiteface Lodge is now for sale. You have a choice of interval 3 or 9. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. A new owner will have 4 weeks every year which is followed by an owners calendar. This calendar rotates every year so that you have essentially one week per season. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

19. 2026-01-14
    listed $39,500 Active 684-char remark

    Show marketing remark (684 chars)

    This handsome one bedroom residence at the Whiteface Lodge is now for sale. You have a choice of interval 3 or 9. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. A new owner will have 4 weeks every year which is followed by an owners calendar. This calendar rotates every year so that you have essentially one week per season. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

20. 2023-12-21
    soldstatus $38,500 Closed 1101-char remark

    Show marketing remark (1101 chars)

    This handsome one bedroom residence at the Whiteface Lodge is now for sale. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. This unit comes with a locker - not all properties do. The Lodge brings up the contents for your stay and returns it back to the locker when you leave. A new owner will have 4 weeks every year which is followed by an owners calendar. Interval 5. This calendar rotates every year so that you have essentially one week per season. The current owner also has an additional interval (11) for $39,000.00. The future weeks are during our winter seasons which means the new owner can enjoy all that winter offers - the coziness of the lodge and all of its winter amenities like roasting smores, outdoor lean to, snowshoeing. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

21. 2023-12-19
    soldstatus $38,000 Closed
22. 2023-11-01
    status Pending
23. 2023-10-12
    listed $39,000 Active 1101-char remark

    Show marketing remark (1101 chars)

    This handsome one bedroom residence at the Whiteface Lodge is now for sale. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. This unit comes with a locker - not all properties do. The Lodge brings up the contents for your stay and returns it back to the locker when you leave. A new owner will have 4 weeks every year which is followed by an owners calendar. Interval 5. This calendar rotates every year so that you have essentially one week per season. The current owner also has an additional interval (11) for $39,000.00. The future weeks are during our winter seasons which means the new owner can enjoy all that winter offers - the coziness of the lodge and all of its winter amenities like roasting smores, outdoor lean to, snowshoeing. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

24. 2023-10-12
    listed $39,000 Active

    Show marketing remark (1101 chars)

    This handsome one bedroom residence at the Whiteface Lodge is now for sale. A private corner unit on the ground floor facing the trout pond and great views of the McKenzie Mountain range along with beautiful sunsets overlooking the courtyard. This unit comes with a locker - not all properties do. The Lodge brings up the contents for your stay and returns it back to the locker when you leave. A new owner will have 4 weeks every year which is followed by an owners calendar. Interval 5. This calendar rotates every year so that you have essentially one week per season. The current owner also has an additional interval (11) for $39,000.00. The future weeks are during our winter seasons which means the new owner can enjoy all that winter offers - the coziness of the lodge and all of its winter amenities like roasting smores, outdoor lean to, snowshoeing. The Whiteface Lodge is also affiliated with the Registry Collection & Elite Collection. As an owner you can join these collections to trade your weeks and travel to Mexico or Canada or anywhere else offered within these collections.

ⓘ 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: $130 · $11/mo
• Projected year-2 tax: $361 · $30/mo
• Expected delta: +$231/yr (+$19/mo · 177.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,103
• − Mortgage interest: −$1,961
• − Property taxes: −$130
• − Insurance: −$175
• − Repairs & maintenance: −$808
• − Management: −$808
• − HOA: −$2,844
• − Depreciation: −$1,018
• Taxable income: $2,359
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $2,064/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: Lake Placid Central School District
• NCES district ID: 3616500
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 58% ▲ 13.00%
• Median HH income: $52,508
• Composite: 44.64/100
• National rank: #2770
• State rank: #344 of 590 in NY

Livability — Lake Placid

• Score: 66/100
• State rank: #647
• US rank: #12118

Category grades

Amenities A+ Commute F Cost of living D+ Crime A Employment D+ Housing C Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,805

Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Romanian 5% American 5%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Russian/Polish/Slavic 8% Spanish 3% Other Indo-European 2%

Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.84%
• Current HPI: 313.7624
• 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

-10.3% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $35,000 ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2026-01-14 Listed $39,500 ACVMLS
• 2023-12-21 Sold (MLS) $38,500 ACVMLS
• 2023-12-19 Sold (MLS) $38,000 ACVMLS
• 2023-11-01 Pending — ACVMLS
• 2023-10-12 Listed $39,000 ACVMLS
• 2023-10-12 Listed $39,000 ACVMLS

Property tax history

-2.3%/yr

Latest (2025): $130 · -5.2% YoY. Source: county tax records.