4 Chaney Ave · Tupper Lake, NY 12986

$80,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 107 Days on market

Built 1920 2,613 sqft lot $89/sqft · 55% below area

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• 1% rule +5.9/10.0
• DSCR +5.5/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity is knocking in the Village of Tupper Lake! This 2 bedrooms, 1.5 bath home is ready for its next chapter and offers the kind of solid foundation that's getting harder to find, great bones, a functional layout, and endless potential to make it your own. Inside, you'll find generous living spaces, a practical floor plan, and plenty of natural light just waiting to be brought back to life with your personal vision. Whether you're looking to renovate and create your dream home, invest in a property with upside, or take on your next project, this home delivers the space and structure to make it happen. Situated in a convenient village location close to local amenities, outdoor recreation, and everything the Adirondacks are known for, this is your chance to build equity while creating something truly special. If you've been searching for a home with character, potential, and room to grow, this could be the one. This home will only be able to sold as a cash sale, or a construction loan. Being sold as is!

Key facts

• Outdoor recreation
• Solid foundation
• Natural light

Tags

• SOLID FOUNDATION
• FUNCTIONAL LAYOUT
• NATURAL LIGHT
• CONVENIENT VILLAGE LOCATION
• LOCAL AMENITIES
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $65 ($774/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 1.7% in Tupper Lake — 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 (#661 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, crime B; Watch: health & safety C-, employment D+, schools D-.
• Tupper Lake Central School District (rural): math 36% / reading 31% proficiency, ranked #561 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (4.0% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1920 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.09% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $177,645
• List price: $80,000
• Delta: -54.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Mclaughlin Ave Ave	0.20mi	2/1.0	988 (+10%)	19mo	$165,000	$167	59
19 First St St	0.36mi	1/1.0 (-1)	811 (-10%)	5mo	$119,100	$147	57
12 Pleasant Ave	0.18mi	3/2.0 (+1)	1,000 (+11%)	19mo	$195,000	$195	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.80×
• Total profit: $17,898
• Equity at exit: $40,326

10-year hold

• IRR: 14.6%
• Equity multiple: 3.37×
• Total profit: $53,191
• Equity at exit: $65,770

Cash invested: $22,400 (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 12986

• Home prices YoY: 1.4%
• Active inventory: 61
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$174 /mo · $2,085/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $65

Break-even live

Break-even rent $793

Max offer price $80,000

Occupancy floor 88%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 107 DOM
2. 2026-06-17
   days on market $80,000 Active 106 DOM
3. 2026-06-16
   days on market $80,000 Active 105 DOM
4. 2026-06-15
   days on market $80,000 Active 104 DOM
5. 2026-06-13
   days on market $80,000 Active 102 DOM
6. 2026-06-12
   days on market $80,000 Active 101 DOM
7. 2026-06-09
   days on market $80,000 Active 98 DOM
8. 2026-06-08
   days on market $80,000 Active 97 DOM
9. 2026-06-07
   days on market $80,000 Active 96 DOM
10. 2026-06-07
    days on market $80,000 Active 95 DOM
11. 2026-06-04
    days on market $80,000 Active 92 DOM
12. 2026-06-02
    days on market $80,000 Active 91 DOM
13. 2026-06-01
    days on market $80,000 Active 90 DOM
14. 2026-05-31
    days on market $80,000 Active 89 DOM
15. 2026-03-27
    price $80,000 1023-char remark

    Show marketing remark (1023 chars)

    Opportunity is knocking in the Village of Tupper Lake! This 2 bedrooms, 1.5 bath home is ready for its next chapter and offers the kind of solid foundation that's getting harder to find, great bones, a functional layout, and endless potential to make it your own. Inside, you'll find generous living spaces, a practical floor plan, and plenty of natural light just waiting to be brought back to life with your personal vision. Whether you're looking to renovate and create your dream home, invest in a property with upside, or take on your next project, this home delivers the space and structure to make it happen. Situated in a convenient village location close to local amenities, outdoor recreation, and everything the Adirondacks are known for, this is your chance to build equity while creating something truly special. If you've been searching for a home with character, potential, and room to grow, this could be the one. This home will only be able to sold as a cash sale, or a construction loan. Being sold as is!

16. 2026-03-02
    listed $95,000 Active 1023-char remark

    Show marketing remark (1023 chars)

    Opportunity is knocking in the Village of Tupper Lake! This 2 bedrooms, 1.5 bath home is ready for its next chapter and offers the kind of solid foundation that's getting harder to find, great bones, a functional layout, and endless potential to make it your own. Inside, you'll find generous living spaces, a practical floor plan, and plenty of natural light just waiting to be brought back to life with your personal vision. Whether you're looking to renovate and create your dream home, invest in a property with upside, or take on your next project, this home delivers the space and structure to make it happen. Situated in a convenient village location close to local amenities, outdoor recreation, and everything the Adirondacks are known for, this is your chance to build equity while creating something truly special. If you've been searching for a home with character, potential, and room to grow, this could be the one. This home will only be able to sold as a cash sale, or a construction loan. Being sold as is!

17. 2015-08-13
    soldstatus $40,000
18. 1995-10-31
    soldstatus $20,000

ⓘ 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: $2,085 · $174/mo
• Projected year-2 tax: $2,085 · $174/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 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
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,498
• − Mortgage interest: −$4,481
• − Property taxes: −$2,085
• − Insurance: −$400
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,327
• Taxable loss: −$475
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $888/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: Tupper Lake Central School District
• NCES district ID: 3629160
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $50,543
• Composite: 29.18/100
• National rank: #6572
• State rank: #561 of 590 in NY

Livability — Tupper Lake

• Score: 66/100
• State rank: #661
• US rank: #12343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupper Lake, NY
• City population: 5,304
• Population (ZIP): 5,304

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 20% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.95%
• Current HPI: 281.1979
• 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

+300.0% since first listed

4 events — show timeline

• 2026-03-27 Price Changed $80,000 ACVMLS
• 2026-03-02 Listed $95,000 ACVMLS
• 2015-08-13 Sold (Public Records) $40,000 Public Records
• 1995-10-31 Sold (Public Records) $20,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,085 · +4.0% YoY. Source: county tax records.