21 Main St · Tupper Lake, NY 12986

$29,000

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 23 Days on market

Built 1895 5,662 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits on Main Street in Tupper Lake! Located in the beautiful Adirondacks, this property offers potential for redevelopment, renovation, or investment. Convenient in-town location close to amenities and outdoor recreation. Property is in need of substantial repairs and is being sold as-is. Seller may consider seller financing for the right buyer. Offered at $29,000.

Key facts

• Outdoor recreation
• In-town location
• Sold as-is

Tags

• IN-TOWN LOCATION
• CLOSE TO AMENITIES
• OUTDOOR RECREATION
• POTENTIAL FOR REDEVELOPMENT
• POTENTIAL FOR RENOVATION
• SOLD AS-IS

Property features AI

Finance

• Financial info: Annual tax noted

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family house; Residential property; Fixer condition
• Construction: Vinyl siding; Wood siding; Built area above grade: 1,386
• Exterior features: Paved road access

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Interior features: Microwave; Oven; Refrigerator; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.4% vs local median 1.8% in Tupper Lake — 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 (#661 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, crime B; Watch: health & safety C-, employment D+, amenities F.
• Tupper Lake Central School District (rural): math 36% / reading 31% proficiency, ranked #561 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: L P Quinn Elementary School (math 32% / reading 32%, grade F, #1,646 of 2,108 statewide, top 80%, 353 students, 51% FRL); Tupper Lake Middle-High School (math 42% / reading 32%, grade F, #1,069 of 1,100 statewide, top 98%, 409 students, 52% FRL) — zoned schools average 52% FRL vs 34% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 64 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($200 loan paydown + $1k appreciation (4.0% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1; list at $29k implies a 2899900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,565 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 4.16% ✓
• Cap rate: 37.44%
• Cash-on-cash: 111.23%
• DSCR: 5.95
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $162,162
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Lafayette St St	0.32mi	3/2.0	1,400 (+1%)	12mo	$135,000	$96	73
6 Underwood Rd	0.37mi	3/1.5	1,396 (+1%)	15mo	$285,000	$204	67
22 Prospect St St	0.43mi	3/2.0	1,404 (+1%)	17mo	$115,000	$82	63
2 Clement Ave Ave	0.50mi	3/1.5	1,260 (-9%)	4mo	$51,000	$40	56
46 Flanders St St	0.53mi	3/2.0	1,352 (-2%)	20mo	$158,500	$117	55
47 Washington St	0.33mi	3/1.5	1,228 (-11%)	11mo	$170,000	$138	54
2 Underwood Rd	0.37mi	3/2.0	1,560 (+13%)	19mo	$260,000	$167	46
167 Main St	0.66mi	2/1.5 (-1)	1,179 (-15%)	17mo	$125,000	$106	23

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

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.52×
• Total profit: $52,932
• Equity at exit: $14,618

10-year hold

• IRR: —
• Equity multiple: 15.72×
• Total profit: $119,521
• Equity at exit: $23,842

Cash invested: $8,120 (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 12986

• Home prices YoY: 1.4%
• Active inventory: 64
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $753

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 33%

Sensitivity live

Price	-10% $773	-5% $763	+0% $753	+5% $743	+10% $733
Rent	-10% $657	-5% $705	+0% $753	+5% $800	+10% $848
Rate	-1.0pp $767	-0.5pp $760	base $753	+0.5pp $745	+1.0pp $737

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $29,000 Active 23 DOM
2. 2026-06-21
   days on market $29,000 Active 22 DOM
3. 2026-06-18
   days on market $29,000 Active 20 DOM
4. 2026-06-17
   days on market $29,000 Active 19 DOM
5. 2026-06-16
   days on market $29,000 Active 18 DOM
6. 2026-06-15
   days on market $29,000 Active 17 DOM
7. 2026-06-13
   days on market $29,000 Active 15 DOM
8. 2026-06-12
   days on market $29,000 Active 14 DOM
9. 2026-06-09
   days on market $29,000 Active 11 DOM
10. 2026-06-08
    days on market $29,000 Active 10 DOM
11. 2026-06-07
    days on market $29,000 Active 9 DOM
12. 2026-06-07
    days on market $29,000 Active 8 DOM
13. 2026-06-04
    days on market $29,000 Active 5 DOM
14. 2026-06-02
    days on market $29,000 Active 4 DOM
15. 2026-06-01
    days on market $29,000 Active 3 DOM
16. 2026-05-31
    days on market $29,000 Active 2 DOM
17. 2026-05-27
    listed $29,000 Active
18. 2025-09-25
    soldstatus $1

ⓘ 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 5/10 Major FEMA zone X · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,477
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$844
• Taxable income: $9,113
• Est. tax owed @ 24.0%: −$2,187
• After-tax cash flow: $6,845/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: Tupper Lake Central School District
• NCES district ID: 3629160
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $50,543
• Composite: 29.18/100
• National rank: #6572
• State rank: #561 of 590 in NY

Livability — Tupper Lake

• Score: 66/100
• State rank: #661
• US rank: #12343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupper Lake, NY
• City population: 5,304
• Population (ZIP): 5,304

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 20% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.95%
• Current HPI: 281.1979
• 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

2 events — show timeline

• 2026-05-27 Listed $29,000 ACVMLS
• 2025-09-25 Sold (Public Records) $1 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,789 · +4.0% YoY. Source: county tax records.