45 Dunn Way Unit BLD 7, unit 33, week 20

Lake Placid, NY 12946

$3,500D+

2 bd · 2.0 ba · 1,704 sqft · Built 1981 · SingleFamily · Active · 623 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,252/mo
• Mortgage (P&I): −$18
• Tax + insurance: −$6
• HOA: −$79
• Vac / Maint / Mgmt: −$263
• Net cashflow: $886/mo
• Annual: $10,629/yr
• Cap rate: 309.99%
• Cash-on-cash: 1084.64%
• DSCR: 49.26
• 1% rule: 35.77%
• Cash to close: $980

Investor read

• This is a 2-bed/2.0-bath single-family listed at $4k.
• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $4k).
• It's been on market 623 days — a 12% lower offer ($3k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $3k (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $24 of loan paydown is wiped out by about $105 of value loss. Plan a longer hold.
• Location reads 66/100 on livability (#647 in NY) — a middle-class / working-renter tenant base. Strengths: amenities A+, crime A; Watch: employment D+, cost of living D+, commute F.
• 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.
• Zoned schools: Lake Placid Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 244 students, 33% FRL); Lake Placid Junior-Senior High School (math 42% / reading 52%, grade D-, #1,007 of 1,100 statewide, top 93%, 294 students, 36% FRL).
• Market conditions: 148 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts since 2y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $980 cash investment doubles in ~1 year — after that, you're playing with house money.
• Cap rate 310.0% 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.

Questions for listing agent

• It's been on market 623 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
• 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.
• 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.
• 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.