3210 Lake Shore Dr Unit 43 Interval 8 · Lake George, NY 12845

$39,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily · 66 Days on market

Built 2000 7.63 ac lot $354/mo HOA · 13% of rent

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is an attractive interval 8 (8-9 to 8-16 week for 2026) in 1st floor log style chalet- Lodge 43. Great unit near lake in this beautiful fractional ownership. Lakeside resort community. Owners have 3 deeded weeks (summer is fixed week) w/ Spring & Fall weeks rotational. 2 bedroom & 2 full baths. Washer & Dryer. Yearly HOA fee includes, maintenance, cable, electric, heat and air conditioning etc. RCI Gold Crown optional to trade. Beach, pool, game room, gym, grills, gas stove in LR. Boathouse Restaurant on premises. 300 feet of beach front. HOA dues $4253.45/yearly. Includes, taxes, reserves, insurance. Dock space is available through lottery. . RCI tradeable-this is a

Key facts

• Beach front
• Dock space available
• 7.63 acre lot

Tags

• LAKESIDE RESORT COMMUNITY
• BEACH FRONT
• DOCK SPACE AVAILABLE

Property features AI

Finance

• Other: Directions: From Exit 21 off NYS Northway to 9N to resort on right
• HOA & community: Has association; Annual association fee; Association amenities include beach access, clubhouse, lake access, recreation facilities, security, snow removal, trash, water, sewer, cable TV, cooling, electricity, gas, heating, insurance, grounds and structure maintenance

Exterior

• Parking: One parking space total; Off-street paved parking; Detached parking
• Utilities: Public water; Shared septic; Cable connected
• Home design: Single family residence; Updated / remodeled; Log construction
• Construction: Asphalt roof; Permanent foundation; Log construction
• Exterior features: Covered front porch; Paved driveway; Drive is paved; In-ground outdoor pool; Mountain views; Road frontage; Sloped lot; Wooded and cleared areas; Landscaped; Irregular lot; Shared, deeded water access to Lake George

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher; Refrigerator; Solid surface counters
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor
• Flooring: Tile; Carpet
• Bathrooms: Two full bathrooms (both on the first floor); Primary bathroom on the first floor
• Heating & cooling: Forced air heating (propane); Central air conditioning; Has heating and cooling
• Interior features: High-speed internet; Paddle fan(s); Solid surface counters; Vaulted ceilings; Fireplace (other type); 6 total rooms
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $39k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 51.5% vs local median 2.8% 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: 110 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 $4k of equity ($270 loan paydown + $4k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.

Recommended offer $36,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 6.79% ✓
• Cap rate: 51.52%
• Cash-on-cash: 161.52%
• DSCR: 8.19
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $996,912
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Smokey Bear Ln	0.20mi	2/1.5	1,056 (+5%)	6mo	$1,050,000	$994	75
19 Smokey Bear Ln	0.18mi	2/1.0	900 (-11%)	9mo	$890,000	$989	62
17 Sagamore St	0.58mi	2/1.5	962 (-5%)	8mo	$415,000	$431	57
11 Cramer Ridge Rd	0.65mi	2/1.0	918 (-9%)	10mo	$532,000	$580	42

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: —
• Equity multiple: 11.54×
• Total profit: $115,115
• Equity at exit: $35,134

10-year hold

• IRR: —
• Equity multiple: 25.35×
• Total profit: $265,886
• Equity at exit: $75,768

Cash invested: $10,920 (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: 110
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$354
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,470

Break-even live

Break-even rent $789

Max offer price $39,000

Occupancy floor 40%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $354 · $4,248/yr
• Likely covers: gaselectriccablepoolgym

Listing history 33 events

1. 2026-06-18
   days on market $39,000 Active 66 DOM
2. 2026-06-17
   days on market $39,000 Active 65 DOM
3. 2026-06-16
   days on market $39,000 Active 64 DOM
4. 2026-06-15
   days on market $39,000 Active 63 DOM
5. 2026-06-13
   days on market $39,000 Active 61 DOM
6. 2026-06-12
   days on market $39,000 Active 60 DOM
7. 2026-06-09
   days on market $39,000 Active 57 DOM
8. 2026-06-08
   days on market $39,000 Active 56 DOM
9. 2026-06-07
   days on market $39,000 Active 55 DOM
10. 2026-06-07
    days on market $39,000 Active 54 DOM
11. 2026-06-04
    days on market $39,000 Active 51 DOM
12. 2026-06-02
    days on market $39,000 Active 50 DOM
13. 2026-06-01
    days on market $39,000 Active 49 DOM
14. 2026-05-31
    days on market $39,000 Active 48 DOM
15. 2026-04-10
    listed $39,000 Active
16. 2025-11-09
    historical
17. 2025-04-06
    listed $49,000 Active
18. 2024-08-20
    historical
19. 2024-04-26
    price $50,000
20. 2024-02-22
    listed $55,000 Active
21. 2024-02-01
    historical
22. 2023-08-28
    listed $55,000 Active
23. 2023-06-14
    historical
24. 2023-05-06
    status Active
25. 2023-05-04
    historical
26. 2023-03-15
    price $32,500
27. 2022-05-04
    status Active
28. 2022-05-02
    historical
29. 2020-11-01
    listed $34,900 New
30. 2020-10-20
    historical
31. 2019-04-19
    listed $34,900 Active
32. 2019-03-01
    historical
33. 2018-03-09
    listed $37,700

ⓘ 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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°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: $31,798
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$4,248
• − Depreciation: −$1,135
• Taxable income: $18,363
• Est. tax owed @ 24.0%: −$4,407
• After-tax cash flow: $13,231/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 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

+3.4% since first listed

19 events — show timeline

• 2026-04-10 Listed $39,000 Global MLS
• 2025-11-09 Listing Removed — Global MLS
• 2025-04-06 Listed $49,000 Global MLS
• 2024-08-20 Listing Removed — Global MLS
• 2024-04-26 Price Changed $50,000 Global MLS
• 2024-02-22 Listed $55,000 Global MLS
• 2024-02-01 Listing Removed — Global MLS
• 2023-08-28 Listed $55,000 Global MLS
• 2023-06-14 Listing Removed — Global MLS
• 2023-05-06 Relisted — Global MLS
• 2023-05-04 Listing Removed — Global MLS
• 2023-03-15 Price Changed $32,500 Global MLS
• 2022-05-04 Relisted — Global MLS
• 2022-05-02 Listing Removed — Global MLS
• 2020-11-01 Listed $34,900 Global MLS
• 2020-10-20 Listing Removed — Global MLS
• 2019-04-19 Listed $34,900 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2018-03-09 Listed $37,700 Global MLS