7 Whiteface Inn Ln #328 · Lake Placid, NY 12946

$98,000

2 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 2 Days on market

Built 2004 4,356 sqft lot Est $81k · 21% over

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy luxury Adirondack living with the McKenzie Grand Lodge! This fractional ownership opportunity one of the largest units at the prestigious Whiteface Lodge, located just minutes from Main Street Lake Placid and Whiteface Mountain. The beautifully appointed McKenzie suite is a two-story residence and features 3 bedrooms and 3 full bathrooms, offering a spacious and private retreat ideal for family gatherings or entertaining. Unit offers 3 porches (2 seasonal), 3 fireplaces and can sleep up to 10 people. The bi-level layout provides a seamless blend of comfort and function, with an open-concept living, dining, and kitchen area complemented by rustic Adirondack craftsmanship, high-end finishes, and a warm lodge ambiance. Unit 328, Interval 8 provides approximately four weeks of use annually on a rotating schedule, allowing owners to experience multiple seasons in Lake Placid while avoiding the costs and responsibilities of full-time ownership. Ownership is deeded and transferable. Owners enjoy full access to Whiteface Lodge's exceptional resort amenities, including: Indoor/outdoor heated pool and hot tubs, Full-service spa and fitness center, On-site dining and lounges, Private movie theater, bowling alley, and game room, Seasonal ice skating rink, tennis and pickleball courts, Canoes, kayaks, and access to Lake Placid. Whether you're seeking a mountain getaway, a vacation home base, or a smart alternative to traditional second-home ownership, this Whiteface Lodge fractional offers luxury, flexibility, and true four-season enjoyment in one of the Adirondacks' most sought-after resorts.

Key facts

• Three fireplaces
• Gourmet kitchen
• High-end finishes

Tags

• GOURMET KITCHEN
• HIGH-END FINISHES
• OPEN LIVING DINING AREA
• THREE FIREPLACES
• THREE PRIVATE PORCHES
• FULL-SERVICE SPA

Property features AI

Finance

• Other: Located in Whiteface Ledge area; directions: Rt 73 to Whiteface Lane
• Financial info: Not specified
• HOA & community: Co-ownership property type

Exterior

• Parking: Asphalt parking
• Security: Fire alarm; Fire sprinkler system
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available and connected; Sewer available; Water connected
• Home design: Residential co-ownership; Two levels; Log construction with log siding
• Construction: Log construction; Log siding
• Exterior features: Heated indoor and outdoor in-ground pool; Pond on the property; Wooded lot with many trees and native plants

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Not specified
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Propane heating; Fireplace heating; Central air; Ceiling fans
• Interior features: Fireplace (1); Fire alarm and fire sprinkler system; Balcony; Enclosed porch/patio; Therapeutic whirlpool; Pool house
• Laundry & utility: In-unit laundry; Washer/Dryer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 10.7% 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 $678 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $98,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.23% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $80,960
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Whiteface Inn Lane Ln Unit 317, Interval 5	0.00mi	3/2.5 (+1)	1,873 (+2%)	5mo	$80,000	$43	86
7 Whiteface Inn Ln Ln Unit 320 Int 3	0.00mi	3/3.0 (+1)	1,884 (+2%)	1mo	$89,000	$47	86
7 Whiteface Inn Ln Unit 309, Int. 2	0.00mi	3/3.0 (+1)	1,884 (+2%)	4mo	$84,000	$45	84
7 Whiteface Inn Ln Unit 308 int.. 2	0.00mi	3/3.0 (+1)	1,883 (+2%)	5mo	$80,000	$42	83
7 Whiteface Inn Lane Ln Unit 306, I-11	0.00mi	3/3.0 (+1)	1,883 (+2%)	6mo	$80,000	$42	82
7 Whiteface Inn Lane Ln Unit 321, Int 7	0.00mi	3/3.0 (+1)	1,883 (+2%)	13mo	$82,000	$44	76
7 Whiteface Inn Ln Unit 323, Int. 2	0.00mi	3/3.0 (+1)	1,884 (+2%)	16mo	$75,000	$40	73
7 Whiteface Inn Lane Ln Unit 331-Int 12	0.00mi	3/3.0 (+1)	1,828 (-1%)	23mo	$90,000	$49	70
7 Whiteface Inn Ln Unit 327, Int. 10	0.00mi	3/3.0 (+1)	1,968 (+7%)	16mo	$87,500	$44	66
7 Whiteface Inn Ln Unit 327-Int 4	0.00mi	3/3.0 (+1)	1,968 (+7%)	16mo	$79,500	$40	66
7 Whiteface Inn Ln Ln Unit Residence 314 Int 2	0.00mi	3/2.5 (+1)	1,567 (-15%)	11mo	$70,000	$45	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.8%
• Equity multiple: 1.26×
• Total profit: $7,264
• Equity at exit: $14,612

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $36,030
• Equity at exit: $8,473

Cash invested: $27,440 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $364

Break-even live

Break-even rent $748

Max offer price $98,000

Occupancy floor 65%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-05-04
   listed $98,000 Active
3. 2026-02-25
   soldstatus $95,000 Closed 1613-char remark

   Show marketing remark (1613 chars)

   Enjoy luxury Adirondack living with the McKenzie Grand Lodge! This fractional ownership opportunity one of the largest units at the prestigious Whiteface Lodge, located just minutes from Main Street Lake Placid and Whiteface Mountain. The beautifully appointed McKenzie suite is a two-story residence and features 3 bedrooms and 3 full bathrooms, offering a spacious and private retreat ideal for family gatherings or entertaining. Unit offers 3 porches (2 seasonal), 3 fireplaces and can sleep up to 10 people. The bi-level layout provides a seamless blend of comfort and function, with an open-concept living, dining, and kitchen area complemented by rustic Adirondack craftsmanship, high-end finishes, and a warm lodge ambiance. Unit 328, Interval 8 provides approximately four weeks of use annually on a rotating schedule, allowing owners to experience multiple seasons in Lake Placid while avoiding the costs and responsibilities of full-time ownership. Ownership is deeded and transferable. Owners enjoy full access to Whiteface Lodge's exceptional resort amenities, including: Indoor/outdoor heated pool and hot tubs, Full-service spa and fitness center, On-site dining and lounges, Private movie theater, bowling alley, and game room, Seasonal ice skating rink, tennis and pickleball courts, Canoes, kayaks, and access to Lake Placid. Whether you're seeking a mountain getaway, a vacation home base, or a smart alternative to traditional second-home ownership, this Whiteface Lodge fractional offers luxury, flexibility, and true four-season enjoyment in one of the Adirondacks' most sought-after resorts.

4. 2026-01-17
   status Pending 1613-char remark

   Show marketing remark (1613 chars)

   Enjoy luxury Adirondack living with the McKenzie Grand Lodge! This fractional ownership opportunity one of the largest units at the prestigious Whiteface Lodge, located just minutes from Main Street Lake Placid and Whiteface Mountain. The beautifully appointed McKenzie suite is a two-story residence and features 3 bedrooms and 3 full bathrooms, offering a spacious and private retreat ideal for family gatherings or entertaining. Unit offers 3 porches (2 seasonal), 3 fireplaces and can sleep up to 10 people. The bi-level layout provides a seamless blend of comfort and function, with an open-concept living, dining, and kitchen area complemented by rustic Adirondack craftsmanship, high-end finishes, and a warm lodge ambiance. Unit 328, Interval 8 provides approximately four weeks of use annually on a rotating schedule, allowing owners to experience multiple seasons in Lake Placid while avoiding the costs and responsibilities of full-time ownership. Ownership is deeded and transferable. Owners enjoy full access to Whiteface Lodge's exceptional resort amenities, including: Indoor/outdoor heated pool and hot tubs, Full-service spa and fitness center, On-site dining and lounges, Private movie theater, bowling alley, and game room, Seasonal ice skating rink, tennis and pickleball courts, Canoes, kayaks, and access to Lake Placid. Whether you're seeking a mountain getaway, a vacation home base, or a smart alternative to traditional second-home ownership, this Whiteface Lodge fractional offers luxury, flexibility, and true four-season enjoyment in one of the Adirondacks' most sought-after resorts.

5. 2026-01-15
   listed $95,000 Active 1613-char remark

   Show marketing remark (1613 chars)

   Enjoy luxury Adirondack living with the McKenzie Grand Lodge! This fractional ownership opportunity one of the largest units at the prestigious Whiteface Lodge, located just minutes from Main Street Lake Placid and Whiteface Mountain. The beautifully appointed McKenzie suite is a two-story residence and features 3 bedrooms and 3 full bathrooms, offering a spacious and private retreat ideal for family gatherings or entertaining. Unit offers 3 porches (2 seasonal), 3 fireplaces and can sleep up to 10 people. The bi-level layout provides a seamless blend of comfort and function, with an open-concept living, dining, and kitchen area complemented by rustic Adirondack craftsmanship, high-end finishes, and a warm lodge ambiance. Unit 328, Interval 8 provides approximately four weeks of use annually on a rotating schedule, allowing owners to experience multiple seasons in Lake Placid while avoiding the costs and responsibilities of full-time ownership. Ownership is deeded and transferable. Owners enjoy full access to Whiteface Lodge's exceptional resort amenities, including: Indoor/outdoor heated pool and hot tubs, Full-service spa and fitness center, On-site dining and lounges, Private movie theater, bowling alley, and game room, Seasonal ice skating rink, tennis and pickleball courts, Canoes, kayaks, and access to Lake Placid. Whether you're seeking a mountain getaway, a vacation home base, or a smart alternative to traditional second-home ownership, this Whiteface Lodge fractional offers luxury, flexibility, and true four-season enjoyment in one of the Adirondacks' most sought-after resorts.

6. 2021-05-11
   soldstatus $86,500 352-char remark

   Show marketing remark (352 chars)

   Private Residence #328, The McKenzie is a two story three bedroom and three bath Grand Lodge residence. A buyer would be purchasing a 1/12 deed in The Whiteface Lodge, interval 11 is available. This residence is one of the largest in the Main Lodge with four porches (two are 4-season screened porches)and three fireplaces! Comfortably sleeps 10 people

7. 2021-03-26
   listed $89,000 352-char remark

   Show marketing remark (352 chars)

   Private Residence #328, The McKenzie is a two story three bedroom and three bath Grand Lodge residence. A buyer would be purchasing a 1/12 deed in The Whiteface Lodge, interval 11 is available. This residence is one of the largest in the Main Lodge with four porches (two are 4-season screened porches)and three fireplaces! Comfortably sleeps 10 people

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$611/yr (+$51/mo · 141.0%)

ⓘ 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: $14,504
• − Mortgage interest: −$5,490
• − Property taxes: −$434
• − Insurance: −$490
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,851
• Taxable income: $2,919
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,667/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

+10.1% since first listed

7 events — show timeline

• 2026-05-06 Pending — ACVMLS
• 2026-05-04 Listed $98,000 ACVMLS
• 2026-02-25 Sold (MLS) $95,000 ACVMLS
• 2026-01-17 Pending — ACVMLS
• 2026-01-15 Listed $95,000 ACVMLS
• 2021-05-11 Sold (MLS) $86,500 ACVMLS
• 2021-03-26 Listed $89,000 ACVMLS

Property tax history

-2.4%/yr

Latest (2025): $434 · -4.2% YoY. Source: county tax records.