7 Whiteface Inn Ln Ln #226 · Lake Placid, NY 12946

$45,000

1 bd · 1.5 ba · 1,024 sqft · Townhouse public records · 164 Days on market

Built 2004 $44/sqft · at area comps Est $47k · at est. $385/mo HOA · 39% of rent ↓ 8% 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 +26.7/30.0
• 1% rule +10.0/10.0
• ARV discount +9.7/15.0
• DSCR +9.2/10.0
• 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

Gorgeous in every season, your four-season escape begins here! Unit 226, Interval 10 is a spacious deluxe one-bedroom, one-and-a-half bath retreat offering an impressive 1,024 square feet of living space, including a charming sleeping porch! Rare one bedroom unit with a locker that comfortably accommodates up to five guests. Beautifully furnished and among the largest one-bedroom units available, this residence offers space, comfort & effortless vacation living. that is a great alternative to owning a second home! Enjoy a fully equipped kitchen, to die-for Primary Bath with double sink vanity, corner jetted tub and separate shower, in-unit washer and dryer, and the luxury of twice-daily housekeeping. Outside your door awaits a resort-style experience: indoor and outdoor swimming pools, a full-service spa, skating rink, pickleball courts, fire pits, valet parking, a beautiful clubhouse for your special events, complimentary shuttle service to Lake Placid lake for lakeside fun and more - all designed to make every stay unforgettable. Ownership includes a 1/12 deed, granting you one week in each season - four weeks every year, and in some years, five weeks of memorable Adirondack living. For those seeking even more time to relax, Interval 9 is also available (MLS #204690), allowing for two consecutive weeks of vacation enjoyment. Your investment can be sold, willed, rented or transferred offering both flexibility and lasting value! Secure your place in Lake Placid's premier vacation lifestyle today!

Key facts

• Primary bath
• Separate shower
• Corner jetted tub

Tags

• FULLY EQUIPPED KITCHEN
• PRIMARY BATH
• DOUBLE SINK VANITY
• CORNER JETTED TUB
• SEPARATE SHOWER
• IN-UNIT WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $45k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.9% 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: 139 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 $311 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 $13k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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: 2.18% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 3.8

CMA / ARV

• ARV (median comp): $47,344
• List price: $45,000
• Delta: -4.95%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $732
• Equity at exit: $6,710

10-year hold

• IRR: 11.5%
• Equity multiple: 1.92×
• Total profit: $11,594
• Equity at exit: $3,891

Cash invested: $12,600 (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: 139
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$13 /mo · $154/yr
• Insurance: −$19
• HOA: −$385
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $122

Break-even live

Break-even rent $826

Max offer price $45,000

Occupancy floor 83%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $45,000 Active 164 DOM
2. 2026-06-17
   days on market $45,000 Active 163 DOM
3. 2026-06-16
   days on market $45,000 Active 162 DOM
4. 2026-06-15
   days on market $45,000 Active 161 DOM
5. 2026-06-13
   days on market $45,000 Active 159 DOM
6. 2026-06-12
   days on market $45,000 Active 158 DOM
7. 2026-06-09
   days on market $45,000 Active 155 DOM
8. 2026-06-08
   days on market $45,000 Active 154 DOM
9. 2026-06-07
   days on market $45,000 Active 153 DOM
10. 2026-06-07
    days on market $45,000 Active 152 DOM
11. 2026-06-04
    days on market $45,000 Active 149 DOM
12. 2026-06-02
    days on market $45,000 Active 148 DOM
13. 2026-06-01
    days on market $45,000 Active 147 DOM
14. 2026-05-31
    days on market $45,000 Active 146 DOM
15. 2026-04-28
    price $45,000 1529-char remark

    Show marketing remark (1529 chars)

    Gorgeous in every season, your four-season escape begins here! Unit 226, Interval 10 is a spacious deluxe one-bedroom, one-and-a-half bath retreat offering an impressive 1,024 square feet of living space, including a charming sleeping porch! Rare one bedroom unit with a locker that comfortably accommodates up to five guests. Beautifully furnished and among the largest one-bedroom units available, this residence offers space, comfort & effortless vacation living. that is a great alternative to owning a second home! Enjoy a fully equipped kitchen, to die-for Primary Bath with double sink vanity, corner jetted tub and separate shower, in-unit washer and dryer, and the luxury of twice-daily housekeeping. Outside your door awaits a resort-style experience: indoor and outdoor swimming pools, a full-service spa, skating rink, pickleball courts, fire pits, valet parking, a beautiful clubhouse for your special events, complimentary shuttle service to Lake Placid lake for lakeside fun and more - all designed to make every stay unforgettable. Ownership includes a 1/12 deed, granting you one week in each season - four weeks every year, and in some years, five weeks of memorable Adirondack living. For those seeking even more time to relax, Interval 9 is also available (MLS #204690), allowing for two consecutive weeks of vacation enjoyment. Your investment can be sold, willed, rented or transferred offering both flexibility and lasting value! Secure your place in Lake Placid's premier vacation lifestyle today!

16. 2026-03-19
    status Active 1529-char remark

    Show marketing remark (353 chars)

    Deluxe one bedroom, one and a half bath, 1024 Sq. ft. , suite 226 is one of the largest 1 BR units, complete with a 3 season sleeping porch for additional living space. A buyer would be purchasing a 1/12 interval which translates to 4-5 weeks per year, essentiallly a week each season. Monthly HOA fees are estimated. Taxes are actual, per Essex County.

17. 2026-03-19
    status Active 353-char remark

    Show marketing remark (353 chars)

    Deluxe one bedroom, one and a half bath, 1024 Sq. ft. , suite 226 is one of the largest 1 BR units, complete with a 3 season sleeping porch for additional living space. A buyer would be purchasing a 1/12 interval which translates to 4-5 weeks per year, essentiallly a week each season. Monthly HOA fees are estimated. Taxes are actual, per Essex County.

18. 2026-03-07
    historical 1529-char remark

    Show marketing remark (353 chars)

    Deluxe one bedroom, one and a half bath, 1024 Sq. ft. , suite 226 is one of the largest 1 BR units, complete with a 3 season sleeping porch for additional living space. A buyer would be purchasing a 1/12 interval which translates to 4-5 weeks per year, essentiallly a week each season. Monthly HOA fees are estimated. Taxes are actual, per Essex County.

19. 2026-03-07
    historical 353-char remark

    Show marketing remark (353 chars)

    Deluxe one bedroom, one and a half bath, 1024 Sq. ft. , suite 226 is one of the largest 1 BR units, complete with a 3 season sleeping porch for additional living space. A buyer would be purchasing a 1/12 interval which translates to 4-5 weeks per year, essentiallly a week each season. Monthly HOA fees are estimated. Taxes are actual, per Essex County.

20. 2025-12-20
    listed $46,000 Active 1529-char remark

    Show marketing remark (1529 chars)

    Gorgeous in every season, your four-season escape begins here! Unit 226, Interval 10 is a spacious deluxe one-bedroom, one-and-a-half bath retreat offering an impressive 1,024 square feet of living space, including a charming sleeping porch! Rare one bedroom unit with a locker that comfortably accommodates up to five guests. Beautifully furnished and among the largest one-bedroom units available, this residence offers space, comfort & effortless vacation living. that is a great alternative to owning a second home! Enjoy a fully equipped kitchen, to die-for Primary Bath with double sink vanity, corner jetted tub and separate shower, in-unit washer and dryer, and the luxury of twice-daily housekeeping. Outside your door awaits a resort-style experience: indoor and outdoor swimming pools, a full-service spa, skating rink, pickleball courts, fire pits, valet parking, a beautiful clubhouse for your special events, complimentary shuttle service to Lake Placid lake for lakeside fun and more - all designed to make every stay unforgettable. Ownership includes a 1/12 deed, granting you one week in each season - four weeks every year, and in some years, five weeks of memorable Adirondack living. For those seeking even more time to relax, Interval 9 is also available (MLS #204690), allowing for two consecutive weeks of vacation enjoyment. Your investment can be sold, willed, rented or transferred offering both flexibility and lasting value! Secure your place in Lake Placid's premier vacation lifestyle today!

21. 2025-08-06
    price $46,000 353-char remark

    Show marketing remark (353 chars)

    Deluxe one bedroom, one and a half bath, 1024 Sq. ft. , suite 226 is one of the largest 1 BR units, complete with a 3 season sleeping porch for additional living space. A buyer would be purchasing a 1/12 interval which translates to 4-5 weeks per year, essentiallly a week each season. Monthly HOA fees are estimated. Taxes are actual, per Essex County.

22. 2025-05-28
    listed $48,000 Active 353-char remark

    Show marketing remark (353 chars)

    Deluxe one bedroom, one and a half bath, 1024 Sq. ft. , suite 226 is one of the largest 1 BR units, complete with a 3 season sleeping porch for additional living space. A buyer would be purchasing a 1/12 interval which translates to 4-5 weeks per year, essentiallly a week each season. Monthly HOA fees are estimated. Taxes are actual, per Essex County.

23. 2024-05-16
    soldstatus $38,500 Closed
24. 2024-04-15
    status Pending
25. 2024-03-21
    soldstatus $41,000 Closed
26. 2024-03-08
    status Pending
27. 2024-03-08
    listed $42,000 Active
28. 2024-03-08
    listed $42,000 Active
29. 2021-07-20
    soldstatus $46,000
30. 2019-12-19
    listed $47,995
31. 2018-11-07
    soldstatus $47,000
32. 2018-10-26
    soldstatus $47,000
33. 2018-02-21
    listed $49,000

ⓘ 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: $154 · $13/mo
• Projected year-2 tax: $457 · $38/mo
• Expected delta: +$303/yr (+$25/mo · 196.6%)

ⓘ 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: $11,773
• − Mortgage interest: −$2,521
• − Property taxes: −$154
• − Insurance: −$225
• − Repairs & maintenance: −$942
• − Management: −$942
• − HOA: −$4,620
• − Depreciation: −$1,309
• Taxable income: $1,060
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $1,215/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

-8.2% since first listed

19 events — show timeline

• 2026-04-28 Price Changed $45,000 ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2025-12-20 Listed $46,000 ACVMLS
• 2025-08-06 Price Changed $46,000 ACVMLS
• 2025-05-28 Listed $48,000 ACVMLS
• 2024-05-16 Sold (MLS) $38,500 ACVMLS
• 2024-04-15 Pending — ACVMLS
• 2024-03-21 Sold (MLS) $41,000 ACVMLS
• 2024-03-08 Pending — ACVMLS
• 2024-03-08 Listed $42,000 ACVMLS
• 2024-03-08 Listed $42,000 ACVMLS
• 2021-07-20 Sold (MLS) $46,000 ACVMLS
• 2019-12-19 Listed $47,995 ACVMLS
• 2018-11-07 Sold (Public Records) $47,000 Public Records
• 2018-10-26 Sold (MLS) $47,000 ACVMLS
• 2018-02-21 Listed $49,000 ACVMLS

Property tax history

-2.3%/yr

Latest (2025): $154 · -5.0% YoY. Source: county tax records.