3014 Lake Shore Dr Unit 7B · Lake George, NY 12845

$150,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 32 Days on market

Built 1990 Good condition $550/mo HOA · 21% of rent ↓ 12% since listing

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Why this score? — see what drove the A- 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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Luxury living without the price tag. Enjoy all four Adirondack seasons with 13 weeks of waterfront ownership at The Quarters at Lake George. This fully furnished 2-bedroom, 1-bath condo offers a maintenance-free lifestyle with resort-style amenities. Features include a jacuzzi tub in the primary bedroom, new flooring, a gas fireplace in the living room, and a private deck with lake views just steps from the water. Ownership includes a dock space for up to a 30-foot boat during your designated weeks, along with access to a private beach, lakeside sundeck, and outdoor pool overlooking the lake. The indoor recreation center features a hot tub, game room, gym, lounge area, and laundry facilitie

Key facts

• Private deck
• Outdoor pool
• Waterfront ownership

Tags

• WATERFRONT OWNERSHIP
• JACUZZI TUB
• PRIVATE DECK
• DOCK SPACE
• PRIVATE BEACH
• OUTDOOR POOL

Property features AI

Finance

• Other: Outdoor in-ground pool and spa
• HOA & community: Association with monthly fee ($550); Association amenities include beach access, boat dock, lake access and recreation facilities; Association fee covers cable TV, cooling, electricity, gas, heating, insurance, grounds and structure maintenance, sewer, snow removal, trash and water

Exterior

• Parking: One paved driveway parking space
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Septic sewer; Cable available and connected
• Home design: Condominium; Entry on first level and bedrooms on second level
• Construction: Vinyl siding; Other foundation
• Exterior features: Deck; Paved driveway; Exterior lighting; Storage structure; Shared lakefront access (Lake George); Private, landscaped lot with views

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Range hood; Refrigerator
• Bedrooms: Primary bedroom on second level; Additional bedroom on second level
• Flooring: Tile; Wood; Carpet; Laminate
• Bathrooms: One full bathroom (located on second level)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: High-speed internet; Solid surface counters; Window treatments; One fireplace (gas, located in living room); 6 total rooms
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.9% in Lake George — 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 63/100 on livability (#788 in NY) — a middle-class / working-renter tenant base. Watch: employment C-, cost of living D+, crime D.
• Lake George Central School District (rural): math 68% / reading 73% proficiency, ranked #131 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake George Elementary School (math 62% / reading 82%, grade A-, #378 of 2,108 statewide, top 20%, 300 students, 24% FRL); Lake George Junior-Senior High School (math 72% / reading 62%, grade B, #746 of 1,100 statewide, top 69%, 330 students, 19% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 112 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 4.8

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: 34.5%
• Equity multiple: 3.68×
• Total profit: $112,761
• Equity at exit: $135,132

10-year hold

• IRR: 29.8%
• Equity multiple: 8.35×
• Total profit: $308,680
• Equity at exit: $291,417

Cash invested: $42,000 (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 12845

• Home prices YoY: 3.5%
• Active inventory: 112
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,618 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$550
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $482

Break-even live

Break-even rent $2,008

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $586	-5% $534	+0% $482	+5% $430	+10% $378
Rent	-10% $275	-5% $378	+0% $482	+5% $585	+10% $689
Rate	-1.0pp $557	-0.5pp $520	base $482	+0.5pp $443	+1.0pp $403

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: watergaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 32 DOM
2. 2026-06-18
   days on market $150,000 Active 30 DOM
3. 2026-06-17
   days on market $150,000 Active 29 DOM
4. 2026-06-16
   days on market $150,000 Active 28 DOM
5. 2026-06-15
   days on market $150,000 Active 27 DOM
6. 2026-06-13
   days on market $150,000 Active 25 DOM
7. 2026-06-12
   days on market $150,000 Active 24 DOM
8. 2026-06-09
   days on market $150,000 Active 21 DOM
9. 2026-06-08
   days on market $150,000 Active 20 DOM
10. 2026-06-07
    days on market $150,000 Active 19 DOM
11. 2026-06-07
    days on market $150,000 Active 18 DOM
12. 2026-06-04
    days on market $150,000 Active 15 DOM
13. 2026-06-02
    days on market $150,000 Active 14 DOM
14. 2026-06-01
    days on market $150,000 Active 13 DOM
15. 2026-05-31
    days on market $150,000 Active 12 DOM
16. 2026-05-19
    listed $150,000 Active
17. 2026-05-05
    historical
18. 2026-01-09
    price $150,000
19. 2025-05-05
    listed $170,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 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: $31,420
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$6,600
• − Depreciation: −$4,364
• Taxable income: $4,027
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $4,816/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This fully furnished 2-bedroom, 1-bath condo offers a maintenance-free lifestyle with resort-style amenities. The exterior and interior appear to be in good condition, and the location offers a private dock space and lake views.

Value-add opportunities

• Both Update the furniture and decor in the living room and kitchen to modernize the space and make it more appealing to potential buyers or renters. — Updating the furniture and decor can make the space more inviting and modern, which can increase both the resale and rental value.
• Both Consider adding smart home features such as smart lighting and thermostats to make the home more energy-efficient and convenient for potential buyers or renters. — Adding smart home features can make the home more energy-efficient and convenient, which can increase both the resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Update the furniture and decor in the living room and kitchen to modernize the space and make it more appealing to potential buyers or renters. — Updating the furniture and decor can make the space more inviting and modern, which can increase both the resale and rental value. ↑
• Both Consider adding smart home features such as smart lighting and thermostats to make the home more energy-efficient and convenient for potential buyers or renters. — Adding smart home features can make the home more energy-efficient and convenient, which can increase both the resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lake George Central School District
• NCES district ID: 3616470
• Math proficiency: 68% ▼ -8.00%
• Reading proficiency: 73% ▲ 9.00%
• Median HH income: $65,873
• Composite: 61.29/100
• National rank: #777
• State rank: #131 of 590 in NY

Livability — Lake George

• Score: 63/100
• State rank: #788
• US rank: #15111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,389

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 7% Italian 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▲ 12.18%
• Current HPI: 364.9782
• 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

-11.8% since first listed

4 events — show timeline

• 2026-05-19 Listed $150,000 Global MLS
• 2026-05-05 Listing Removed — Global MLS
• 2026-01-09 Price Changed $150,000 Global MLS
• 2025-05-05 Listed $170,000 Global MLS