10 Morningside Cir · Bolton Landing, NY 12814

$799,000

3 bd · 3.0 ba · 1,582 sqft · SingleFamily · 6 Days on market

Built 1985 1.06 ac lot Est $674k · 19% over $63/mo HOA · 1% of rent

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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 +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.5/10.0
• Schools +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Contemporary home with STUNNING Lake George views! This home boasts 3 bedrooms including a separate bonus suite above the garage with private exterior access, and three full baths. There is open concept living from kitchen to living with large windows allowing for plenty of light. Do a little renovation to make this a great weekend getaway or permanent residence! The exterior living is fantastic with large deck with great views and a pergola with sitting area. Walk a path to downtown Bolton and be at restaurants, marinas and shops in minutes! Dock your boat nearby! Fair Condition

Key facts

• New hot water heater
• Updated bathrooms
• Charming stone path

Tags

• STUNNING VIEW OF LAKE GEORGE
• CHARMING STONE PATH
• EXPANSIVE DECK
• BEAUTIFULLY RENOVATED KITCHEN
• UPDATED BATHROOMS
• NEW HOT WATER HEATER

Property features AI

Finance

• HOA & community: Association with $750 annual fee (includes snow removal)

Exterior

• Parking: Attached 2-car garage; Total 4 parking spaces; Off-street parking
• Utilities: Septic tank
• Home design: Single family residence; 1,582 living area; Entry via main level
• Construction: Wood siding
• Exterior features: Deck; Mountain views

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: First-floor bedroom; Second-floor bedrooms (2)
• Bathrooms: 3 full bathrooms (one on first floor, two on second floor)
• Interior features: High-speed internet; Vaulted ceilings; Exterior entry basement; Unfinished basement
• Laundry & utility: Washer/Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $799k).
• Cap rate 9.8% vs local median 0.4% in Bolton Landing — 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 59/100 on livability (#1,015 in NY) — a working-class tenant base; expect higher turnover. Strengths: schools A+; Watch: crime D+, cost of living D, amenities F.
• Bolton Central School District (rural): math 75% / reading 80% proficiency, ranked #110 of 755 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $85k of equity ($6k loan paydown + $80k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $224k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $300k; list at $799k implies a 166% gain — meaningful room to come down on a strong offer.

Recommended offer $799,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.25% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $673,932
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Heritage Village Rd	0.35mi	3/2.0	1,760 (+11%)	19mo	$750,000	$426	45
24 Brook St	0.20mi	3/1.0	1,344 (-15%)	21mo	$529,170	$394	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.61×
• Total profit: $582,808
• Equity at exit: $719,803

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $1,600,688
• Equity at exit: $1,552,281

Cash invested: $223,720 (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 12814

• Home prices YoY: 2.0%
• Active inventory: 45
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $10,000 medium
• Mortgage (P&I): −$4,190
• Tax est. 1.5%: −$999 /mo · $11,985/yr
• Insurance: −$333
• HOA: −$63
• Vacancy / Maint / Mgmt: −$2,100
• Net cashflow: $2,315

Break-even live

Break-even rent $7,069

Max offer price $799,000

Occupancy floor 72%

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Sunrise Ln Lake George, NY	3.0	2.0	1344	$10,000	$7.44	43d	1	0.15mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 6 events

1. 2026-06-09
   status $799,000 Pending 6 DOM
2. 2026-06-08
   days on market $799,000 Active 6 DOM
3. 2026-06-07
   days on market $799,000 Active 5 DOM
4. 2026-06-07
   days on market $799,000 Active 4 DOM
5. 2026-06-03
   remarks 699-char remark
6. 2026-06-03
   listed $799,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $120,000
• − Mortgage interest: −$44,756
• − Property taxes: −$11,985
• − Insurance: −$3,995
• − Repairs & maintenance: −$9,600
• − Management: −$9,600
• − HOA: −$756
• − Depreciation: −$23,244
• Taxable income: $16,064
• Est. tax owed @ 24.0%: −$3,855
• After-tax cash flow: $23,928/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: Bolton Central School District
• NCES district ID: 3605010
• Math proficiency: 75% ▬ 0.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $55,568
• Composite: 67.0/100
• National rank: #863
• State rank: #110 of 755 in NY

Livability — Bolton Landing

• Score: 59/100
• State rank: #1015
• US rank: #19844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bolton Landing, NY
• Population (ZIP): 1,145

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Black 1%
• Common ancestry: Slovak 8% Romanian 5% Scotch-Irish 4%
• Foreign-born: 3% · Canada

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.75%
• Current HPI: 550.304
• 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

+33.2% since first listed

8 events — show timeline

• 2026-06-02 Listed $799,000 Global MLS
• 2019-11-11 Sold (MLS) $300,000 Global MLS
• 2019-10-28 Listing Removed — Global MLS
• 2019-10-23 Listed $399,000 Global MLS
• 2019-09-17 Listing Removed — Global MLS
• 2018-08-15 Listed $495,000 Global MLS
• 2012-06-29 Sold (MLS) $500,000 Global MLS
• 2012-04-23 Listed $599,900 Global MLS