8 Read Dr · Lake Luzerne, NY 12846

$329,900

2 bd · 1.5 ba · 768 sqft · SingleFamily public records · 51 Days on market

Built 1960 5,662 sqft lot

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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 +16.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your charming retreat in Lake Luzerne, nestled in the heart of the Adirondacks! This inviting home sits on a private road, ensuring peace and tranquility. Enjoy deeded access to a beautiful beach just 300 yards away, perfect for summer fun. The interior boasts newer updates, including stylish flooring, modern deck, and refreshed plumbing and drywall. The beautifully landscaped yard provides a serene space for relaxation or entertaining. Ideal for Airbnb hosting or as a cozy year-round residence, this home offers the perfect blend of comfort and nature. Don't miss your chance to experience Adirondack living at its finest!

Key facts

• 5,662 sq ft lot
• 2 parking spots
• Built 1960

Property features AI

Exterior

• Parking: Two off-street parking spaces on a stone surface
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Septic tank sewer; 100 amp electric service with circuit breakers; Cable available
• Home design: Single-family residence; Updated/remodeled condition; Crawl space basement with exterior entry
• Construction: Block foundation; Block construction with vinyl siding; Asphalt roof
• Exterior features: Pressure-treated deck and deck; Exterior lighting; Wood and chain-link perimeter fencing around the backyard; Level, cleared and landscaped lot; Shared lakefront access with stairs and deeded water access to Lake Luzerne

Interior

• Kitchen: Electric oven; Range; Microwave; Refrigerator; Kitchen located on the first floor
• Bedrooms: Three first-floor bedrooms
• Flooring: Vinyl flooring
• Bathrooms: One full bath on the first floor; One half bath on the first floor
• Heating & cooling: Forced air heating (oil); Wall-mounted cooling unit(s)
• Interior features: Built-in features; Ceramic tile bath; Screens and double-pane windows; One electric fireplace in the living room; Five total rooms
• Laundry & utility: Washer hookup (main level); Electric dryer hookup; Washer/dryer hookups on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (14.0% below list).
• Recommended offer: $284k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#682 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Hadley-Luzerne Central School District (rural): math 41% / reading 57% proficiency, ranked #396 of 590 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hadley-Luzerne Junior-Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 304 students, 54% FRL).
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Hadley-Luzerne Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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 $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $218k; list at $330k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $283,813 (14.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $191,826
• Equity at exit: $297,200

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $555,065
• Equity at exit: $640,923

Cash invested: $92,372 (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 12846

• Home prices YoY: 16.1%
• Active inventory: 39
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,838 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $192

Break-even live

Break-even rent $2,595

Max offer price $329,900

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $329,900 Active 51 DOM
2. 2026-06-17
   days on market $329,900 Active 50 DOM
3. 2026-06-16
   days on market $329,900 Active 49 DOM
4. 2026-06-15
   pricedays on market $329,900 Active 48 DOM
5. 2026-06-13
   days on market $349,900 Active 46 DOM
6. 2026-06-12
   days on market $349,900 Active 45 DOM
7. 2026-06-09
   days on market $349,900 Active 42 DOM
8. 2026-06-08
   days on market $349,900 Active 41 DOM
9. 2026-06-07
   days on market $349,900 Active 40 DOM
10. 2026-06-05
    days on market $349,900 Active 38 DOM
11. 2026-06-04
    days on market $349,900 Active 36 DOM
12. 2026-06-02
    days on market $349,900 Active 35 DOM
13. 2026-06-01
    days on market $349,900 Active 34 DOM
14. 2026-05-31
    days on market $349,900 Active 33 DOM
15. 2026-05-22
    price $349,900
16. 2026-05-18
    status Active
17. 2026-04-30
    status Pending
18. 2026-04-09
    listed $359,900 Active
19. 2025-12-15
    status Pending
20. 2025-12-12
    historical
21. 2025-10-28
    status Active
22. 2025-10-07
    status Pending
23. 2025-08-28
    price $289,900
24. 2025-07-27
    price $329,900
25. 2025-06-17
    listed $339,900 Active
26. 2025-01-17
    soldstatus $218,000
27. 2025-01-10
    soldstatus $218,000 Closed 639-char remark

    Show marketing remark (639 chars)

    Welcome to your charming retreat in Lake Luzerne, nestled in the heart of the Adirondacks! This inviting home sits on a private road, ensuring peace and tranquility. Enjoy deeded access to a beautiful beach just 300 yards away, perfect for summer fun. The interior boasts newer updates, including stylish flooring, modern deck, and refreshed plumbing and drywall. The beautifully landscaped yard provides a serene space for relaxation or entertaining. Ideal for Airbnb hosting or as a cozy year-round residence, this home offers the perfect blend of comfort and nature. Don't miss your chance to experience Adirondack living at its finest!

28. 2024-11-05
    status Pending 639-char remark

    Show marketing remark (639 chars)

    Welcome to your charming retreat in Lake Luzerne, nestled in the heart of the Adirondacks! This inviting home sits on a private road, ensuring peace and tranquility. Enjoy deeded access to a beautiful beach just 300 yards away, perfect for summer fun. The interior boasts newer updates, including stylish flooring, modern deck, and refreshed plumbing and drywall. The beautifully landscaped yard provides a serene space for relaxation or entertaining. Ideal for Airbnb hosting or as a cozy year-round residence, this home offers the perfect blend of comfort and nature. Don't miss your chance to experience Adirondack living at its finest!

29. 2024-11-01
    historical Contingent 639-char remark

    Show marketing remark (639 chars)

    Welcome to your charming retreat in Lake Luzerne, nestled in the heart of the Adirondacks! This inviting home sits on a private road, ensuring peace and tranquility. Enjoy deeded access to a beautiful beach just 300 yards away, perfect for summer fun. The interior boasts newer updates, including stylish flooring, modern deck, and refreshed plumbing and drywall. The beautifully landscaped yard provides a serene space for relaxation or entertaining. Ideal for Airbnb hosting or as a cozy year-round residence, this home offers the perfect blend of comfort and nature. Don't miss your chance to experience Adirondack living at its finest!

30. 2024-09-10
    price $225,000 639-char remark

    Show marketing remark (639 chars)

    Welcome to your charming retreat in Lake Luzerne, nestled in the heart of the Adirondacks! This inviting home sits on a private road, ensuring peace and tranquility. Enjoy deeded access to a beautiful beach just 300 yards away, perfect for summer fun. The interior boasts newer updates, including stylish flooring, modern deck, and refreshed plumbing and drywall. The beautifully landscaped yard provides a serene space for relaxation or entertaining. Ideal for Airbnb hosting or as a cozy year-round residence, this home offers the perfect blend of comfort and nature. Don't miss your chance to experience Adirondack living at its finest!

31. 2024-09-04
    listed $235,000 Active 639-char remark

    Show marketing remark (639 chars)

    Welcome to your charming retreat in Lake Luzerne, nestled in the heart of the Adirondacks! This inviting home sits on a private road, ensuring peace and tranquility. Enjoy deeded access to a beautiful beach just 300 yards away, perfect for summer fun. The interior boasts newer updates, including stylish flooring, modern deck, and refreshed plumbing and drywall. The beautifully landscaped yard provides a serene space for relaxation or entertaining. Ideal for Airbnb hosting or as a cozy year-round residence, this home offers the perfect blend of comfort and nature. Don't miss your chance to experience Adirondack living at its finest!

32. 2023-07-27
    soldstatus $85,000

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $3,881 · $323/mo
• Expected delta: +$1,694/yr (+$141/mo · 77.5%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 17 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: $34,058
• − Mortgage interest: −$18,480
• − Property taxes: −$2,187
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,725
• − Management: −$2,725
• − Depreciation: −$9,597
• Taxable loss: −$3,305
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $3,102/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: Hadley-Luzerne Central School District
• NCES district ID: 3613110
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $52,974
• Composite: 42.18/100
• National rank: #3292
• State rank: #396 of 590 in NY

Livability — Lake Luzerne

• Score: 65/100
• State rank: #682
• US rank: #12851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Luzerne, NY
• Population (ZIP): 3,007

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 10% Lithuanian 10% German 5%
• Foreign-born: 1% · 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: ▲ 46.73%
• Current HPI: 336.2179
• 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

+311.6% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $349,900 Global MLS
• 2026-05-18 Relisted — Global MLS
• 2026-04-30 Pending — Global MLS
• 2026-04-09 Listed $359,900 Global MLS
• 2025-12-15 Pending — Global MLS
• 2025-12-12 Listing Removed — Global MLS
• 2025-10-28 Relisted — Global MLS
• 2025-10-07 Pending — Global MLS
• 2025-08-28 Price Changed $289,900 Global MLS
• 2025-07-27 Price Changed $329,900 Global MLS
• 2025-06-17 Listed $339,900 Global MLS
• 2025-01-17 Sold (Public Records) $218,000 Public Records
• 2025-01-10 Sold (MLS) $218,000 Global MLS
• 2024-11-05 Pending — Global MLS
• 2024-11-01 Contingent — Global MLS
• 2024-09-10 Price Changed $225,000 Global MLS
• 2024-09-04 Listed $235,000 Global MLS
• 2023-07-27 Sold (Public Records) $85,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,187 · +4.7% YoY. Source: county tax records.