7 Whiteface Inn Ln Ln #205 · Lake Placid, NY 12946

$38,000

1 bd · 1.5 ba · 730 sqft · Townhouse public records · 91 Days on market

Built 2004 435 sqft lot $52/sqft · 12% below area Est $43k · 12% under $285/mo HOA · 33% of rent

---

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 +30.0/30.0
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

MOTIVATED SELLER | Price Improvement for Private Residence #205 Secure a truly special getaway with one of the most sought-after weeks on the calendar: Fourth of July 2026 and Christmas at The Whiteface Lodge. This spacious one-bedroom, 1.5-bath residence comfortably accommodates up to four guests and includes a private owner's locker for year-round gear storage --no packing required. Situated in the Sentinel Wing, the residence enjoys beautiful views of the Sentinel Mountain range. Inspired by the classic Adirondack Great Camp tradition, The Whiteface Lodge blends rustic elegance with the luxury amenities and personalized service of a premier private residence club. Ownership Details: The buyer receives a 1/12 deeded interest -- one week every 12 weeks, in perpetuity, with a minimum of four weeks of use per year. Each ownership share is fully deeded and may be sold or passed down to heirs. Interval 11 is currently available. A rare opportunity to own two of the year's most desirable weeks at one of the Adirondacks' finest resorts.

Key facts

• Ice skating rink
• Cozy fireplace
• Garage

Tags

• PRIVATE OUTDOOR PORCH
• COZY FIREPLACE
• OPEN CONCEPT FLOOR PLAN
• PRIVATE LAKEFRONT BEACH
• INDOOR AND OUTDOOR POOLS
• ICE SKATING RINK

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $38k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $38k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 $263 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 $11k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $32k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $34,580 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.26% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.95%
• DSCR: 1.80
• GRM: 3.7

CMA / ARV

• ARV (median comp): $43,228
• List price: $38,000
• Delta: -12.09%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.39×
• Total profit: $4,148
• Equity at exit: $5,666

10-year hold

• IRR: 19.2%
• Equity multiple: 2.63×
• Total profit: $17,354
• Equity at exit: $3,286

Cash invested: $10,640 (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: 3.7×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$18 /mo · $219/yr
• Insurance: −$16
• HOA: −$285
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $159

Break-even live

Break-even rent $656

Max offer price $38,000

Occupancy floor 76%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $285 · $3,420/yr

Listing history 21 events

1. 2026-06-18
   days on market $38,000 Active 91 DOM
2. 2026-06-17
   days on market $38,000 Active 90 DOM
3. 2026-06-16
   days on market $38,000 Active 89 DOM
4. 2026-06-15
   days on market $38,000 Active 88 DOM
5. 2026-06-13
   days on market $38,000 Active 86 DOM
6. 2026-06-12
   days on market $38,000 Active 85 DOM
7. 2026-06-09
   days on market $38,000 Active 82 DOM
8. 2026-06-08
   days on market $38,000 Active 81 DOM
9. 2026-06-07
   days on market $38,000 Active 80 DOM
10. 2026-06-07
    days on market $38,000 Active 79 DOM
11. 2026-06-04
    days on market $38,000 Active 76 DOM
12. 2026-06-02
    days on market $38,000 Active 75 DOM
13. 2026-06-01
    days on market $38,000 Active 74 DOM
14. 2026-05-31
    days on market $38,000 Active 73 DOM
15. 2026-04-19
    price $39,900 1050-char remark

    Show marketing remark (1050 chars)

    MOTIVATED SELLER | Price Improvement for Private Residence #205 Secure a truly special getaway with one of the most sought-after weeks on the calendar: Fourth of July 2026 and Christmas at The Whiteface Lodge. This spacious one-bedroom, 1.5-bath residence comfortably accommodates up to four guests and includes a private owner's locker for year-round gear storage --no packing required. Situated in the Sentinel Wing, the residence enjoys beautiful views of the Sentinel Mountain range. Inspired by the classic Adirondack Great Camp tradition, The Whiteface Lodge blends rustic elegance with the luxury amenities and personalized service of a premier private residence club. Ownership Details: The buyer receives a 1/12 deeded interest -- one week every 12 weeks, in perpetuity, with a minimum of four weeks of use per year. Each ownership share is fully deeded and may be sold or passed down to heirs. Interval 11 is currently available. A rare opportunity to own two of the year's most desirable weeks at one of the Adirondacks' finest resorts.

16. 2026-03-19
    status Active 1050-char remark

    Show marketing remark (1050 chars)

    MOTIVATED SELLER | Price Improvement for Private Residence #205 Secure a truly special getaway with one of the most sought-after weeks on the calendar: Fourth of July 2026 and Christmas at The Whiteface Lodge. This spacious one-bedroom, 1.5-bath residence comfortably accommodates up to four guests and includes a private owner's locker for year-round gear storage --no packing required. Situated in the Sentinel Wing, the residence enjoys beautiful views of the Sentinel Mountain range. Inspired by the classic Adirondack Great Camp tradition, The Whiteface Lodge blends rustic elegance with the luxury amenities and personalized service of a premier private residence club. Ownership Details: The buyer receives a 1/12 deeded interest -- one week every 12 weeks, in perpetuity, with a minimum of four weeks of use per year. Each ownership share is fully deeded and may be sold or passed down to heirs. Interval 11 is currently available. A rare opportunity to own two of the year's most desirable weeks at one of the Adirondacks' finest resorts.

17. 2026-03-12
    listed $38,000 Active 1148-char remark

    Show marketing remark (1148 chars)

    Enjoy luxury Adirondack living with Private Residence #205, Interval 6, at the exquisite Whiteface Lodge. This spacious 1-bedroom, 1.5-bath residence comfortably accommodates up to four guests, and features a warm, inviting living room with a cozy fireplace and access to a private outdoor porch. The residence has an open concept floor plan - kitchen, dining and living room. This 1/12 deeded fractional ownership provides four weeks of use each year (one per quarter). The 2026 calendar is especially desirable, featuring a summer week in August, and the 2027 rotation includes five weeks of usage, offering additional value. Owners enjoy full access to the Lodge's exceptional resort amenities, including: a private lakefront beach and restaurant on Lake Placid lake, shuttle service, indoor and outdoor pools, an ice skating rink, tennis courts, a Kids' camp and family activities, an on-site movie theatre, and two restaurants within the Lodge. The Whiteface Lodge offers full resort services in an Adirondack luxury atmosphere. Experience the perfect balance of luxury, convenience, and year-round recreation in the heart of the Adirondacks.

18. 2026-03-07
    historical 1050-char remark

    Show marketing remark (1050 chars)

    MOTIVATED SELLER | Price Improvement for Private Residence #205 Secure a truly special getaway with one of the most sought-after weeks on the calendar: Fourth of July 2026 and Christmas at The Whiteface Lodge. This spacious one-bedroom, 1.5-bath residence comfortably accommodates up to four guests and includes a private owner's locker for year-round gear storage --no packing required. Situated in the Sentinel Wing, the residence enjoys beautiful views of the Sentinel Mountain range. Inspired by the classic Adirondack Great Camp tradition, The Whiteface Lodge blends rustic elegance with the luxury amenities and personalized service of a premier private residence club. Ownership Details: The buyer receives a 1/12 deeded interest -- one week every 12 weeks, in perpetuity, with a minimum of four weeks of use per year. Each ownership share is fully deeded and may be sold or passed down to heirs. Interval 11 is currently available. A rare opportunity to own two of the year's most desirable weeks at one of the Adirondacks' finest resorts.

19. 2025-03-27
    listed $42,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    MOTIVATED SELLER | Price Improvement for Private Residence #205 Secure a truly special getaway with one of the most sought-after weeks on the calendar: Fourth of July 2026 and Christmas at The Whiteface Lodge. This spacious one-bedroom, 1.5-bath residence comfortably accommodates up to four guests and includes a private owner's locker for year-round gear storage --no packing required. Situated in the Sentinel Wing, the residence enjoys beautiful views of the Sentinel Mountain range. Inspired by the classic Adirondack Great Camp tradition, The Whiteface Lodge blends rustic elegance with the luxury amenities and personalized service of a premier private residence club. Ownership Details: The buyer receives a 1/12 deeded interest -- one week every 12 weeks, in perpetuity, with a minimum of four weeks of use per year. Each ownership share is fully deeded and may be sold or passed down to heirs. Interval 11 is currently available. A rare opportunity to own two of the year's most desirable weeks at one of the Adirondacks' finest resorts.

20. 2020-10-20
    soldstatus $32,000
21. 2016-03-03
    listed $34,000

ⓘ 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: $219 · $18/mo
• Projected year-2 tax: $431 · $36/mo
• Expected delta: +$212/yr (+$18/mo · 96.7%)

ⓘ 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: $10,291
• − Mortgage interest: −$2,129
• − Property taxes: −$219
• − Insurance: −$190
• − Repairs & maintenance: −$823
• − Management: −$823
• − HOA: −$3,420
• − Depreciation: −$1,105
• Taxable income: $1,581
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $1,530/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

+17.4% since first listed

7 events — show timeline

• 2026-04-19 Price Changed $39,900 ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-12 Listed $38,000 ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2025-03-27 Listed $42,000 ACVMLS
• 2020-10-20 Sold (MLS) $32,000 ACVMLS
• 2016-03-03 Listed $34,000 ACVMLS

Property tax history

-2.3%/yr

Latest (2025): $219 · -4.6% YoY. Source: county tax records.