321 Alexandria Ave · Ticonderoga, NY 12883

$69,900

2 bd · 2.0 ba · 2,280 sqft · MultiFamily public records · 160 Days on market

Built 1938 4,356 sqft lot $31/sqft · 75% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 family with good rental income, currently rented. Fair condition. Located close to schools and downtown. 1 mile to public boat launch for Lake George

Key facts

• Close to schools
• Good rental income
• Public boat launch

Tags

• GOOD RENTAL INCOME
• CLOSE TO SCHOOLS
• PUBLIC BOAT LAUNCH

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $571/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 2.2% in Ticonderoga — 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 77/100 on livability (#182 in NY, #2,828 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, amenities D+, commute F.
• Ticonderoga Central School District (rural): math 41% / reading 50% proficiency, ranked #459 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Essex County population projected at -20% 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 $20k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $40k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 3.15% ✓
• Cap rate: 25.88%
• Cash-on-cash: 69.96%
• DSCR: 4.11
• GRM: 2.6

CMA / ARV

• ARV (median comp): $276,913
• List price: $69,900
• Delta: -74.76%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.0%
• Equity multiple: 6.66×
• Total profit: $110,849
• Equity at exit: $62,971

10-year hold

• IRR: 75.3%
• Equity multiple: 14.77×
• Total profit: $269,491
• Equity at exit: $135,800

Cash invested: $19,572 (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 12883

• Home prices YoY: 14.5%
• Active inventory: 60
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$204 /mo · $2,453/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $1,141

Break-even live

Break-even rent $760

Max offer price $69,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,181	-5% $1,161	+0% $1,141	+5% $1,121	+10% $1,101
Rent	-10% $967	-5% $1,054	+0% $1,141	+5% $1,228	+10% $1,315
Rate	-1.0pp $1,176	-0.5pp $1,159	base $1,141	+0.5pp $1,123	+1.0pp $1,105

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,204
Total (2 units)			$2,204

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $69,900 Active 160 DOM
2. 2026-06-18
   days on market $69,900 Active 158 DOM
3. 2026-06-17
   days on market $69,900 Active 157 DOM
4. 2026-06-16
   days on market $69,900 Active 156 DOM
5. 2026-06-15
   days on market $69,900 Active 155 DOM
6. 2026-06-13
   days on market $69,900 Active 153 DOM
7. 2026-06-12
   days on market $69,900 Active 152 DOM
8. 2026-06-09
   days on market $69,900 Active 149 DOM
9. 2026-06-08
   days on market $69,900 Active 148 DOM
10. 2026-06-07
    days on market $69,900 Active 147 DOM
11. 2026-06-07
    days on market $69,900 Active 146 DOM
12. 2026-06-04
    days on market $69,900 Active 143 DOM
13. 2026-06-02
    days on market $69,900 Active 142 DOM
14. 2026-06-01
    days on market $69,900 Active 141 DOM
15. 2026-05-31
    days on market $69,900 Active 140 DOM
16. 2026-04-19
    price $69,900 151-char remark

    Show marketing remark (151 chars)

    2 family with good rental income, currently rented. Fair condition. Located close to schools and downtown. 1 mile to public boat launch for Lake George

17. 2026-03-25
    price $89,900 151-char remark

    Show marketing remark (151 chars)

    2 family with good rental income, currently rented. Fair condition. Located close to schools and downtown. 1 mile to public boat launch for Lake George

18. 2026-01-11
    listed $109,900 Active 151-char remark

    Show marketing remark (151 chars)

    2 family with good rental income, currently rented. Fair condition. Located close to schools and downtown. 1 mile to public boat launch for Lake George

19. 2021-11-29
    soldstatus $67,000
20. 2021-10-22
    historical 141-char remark

    Show marketing remark (141 chars)

    Income producing two family building in Ticonderoga. Two bedroom, one bath and laundry upstairs. Three bedroom, one bath, laundry downstairs.

21. 2019-06-20
    listed $69,700 141-char remark

    Show marketing remark (141 chars)

    Income producing two family building in Ticonderoga. Two bedroom, one bath and laundry upstairs. Three bedroom, one bath, laundry downstairs.

22. 2018-09-28
    historical
23. 2017-09-28
    listed $67,000
24. 2013-11-01
    soldstatus $50,000
25. 2013-10-29
    soldstatus $50,000
26. 2012-08-20
    listed $69,000
27. 2002-09-17
    soldstatus $32,000
28. 2001-11-19
    soldstatus $20,000

ⓘ 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: $2,453 · $204/mo
• Projected year-2 tax: $2,453 · $204/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,448
• − Mortgage interest: −$3,915
• − Property taxes: −$2,453
• − Insurance: −$350
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$2,033
• Taxable income: $13,465
• Est. tax owed @ 24.0%: −$3,232
• After-tax cash flow: $10,461/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: Ticonderoga Central School District
• NCES district ID: 3628680
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $46,111
• Composite: 38.65/100
• National rank: #4150
• State rank: #459 of 590 in NY

Livability — Ticonderoga

• Score: 77/100
• State rank: #182
• US rank: #2828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ticonderoga, NY
• Population (ZIP): 4,781

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 12% Romanian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

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: ▲ 38.24%
• Current HPI: 301.3984
• 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

+249.5% since first listed

13 events — show timeline

• 2026-04-19 Price Changed $69,900 Global MLS
• 2026-03-25 Price Changed $89,900 Global MLS
• 2026-01-11 Listed $109,900 Global MLS
• 2021-11-29 Sold (Public Records) $67,000 Public Records
• 2021-10-22 Listing Removed — Global MLS
• 2019-06-20 Listed $69,700 Global MLS
• 2018-09-28 Listing Removed — Global MLS
• 2017-09-28 Listed $67,000 Global MLS
• 2013-11-01 Sold (Public Records) $50,000 Public Records
• 2013-10-29 Sold (MLS) $50,000 Global MLS
• 2012-08-20 Listed $69,000 Global MLS
• 2002-09-17 Sold (Public Records) $32,000 Public Records
• 2001-11-19 Sold (Public Records) $20,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,453 · +2.7% YoY. Source: county tax records.