424 Lake Ave · Lake Luzerne, NY 12846

$300,000

4 bd · 2.5 ba · 2,016 sqft · SingleFamily public records · 6 Days on market

Built 1970 0.65 ac lot Est $270k · 11% over

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Look no further! Beautifully remodeled home nestled in picturesque Lk Luzerne. 4 - 5 beds, 2 full baths, 2 new stone fireplaces, new asphalt roof, new recess lighting, new oversized treated deck, new knotty pine T&G, new baseboard heating, new vinyl vented soffits, garage is poured concrete & the list goes on & on. Ask to see the list of ''newbies''. 30 sec drive to lake, river etc. Conveniently located to stores, tennis & basketball courts hiking, etc. Minutes to Lake George, Great Sacandaga, Saratoga. There is a split heat & a/c unit that has been wired already. Lower level is completely finished with new fireplace, tiles. Perfect year round home, in-law apartment, or a great Airbnb! WELCOME HOME! You'll be so happy in your forever home!

Key facts

• Attached garage
• Stone fireplace
• Spacious driveway

Tags

• STONE FIREPLACE
• FINISHED WALKOUT LOWER LEVEL
• PRIVATE EXTERIOR ACCESS
• ATTACHED GARAGE
• CONVENIENT PARKING
• SPACIOUS DRIVEWAY

Property features AI

Finance

• Other: Lot about 0.65 acre with level, rolling slope, wooded and cleared areas; road frontage; negotiable

Exterior

• Parking: Attached garage (1 car) with garage door opener; Total of 3 parking spaces; Off-street paved and stone parking
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-family residence; New construction
• Construction: Block construction; Other foundation with block; Asphalt roof; Living area approximately 2,016
• Exterior features: Pressure-treated deck; Deck; Front porch; Gas grill

Interior

• Kitchen: Range; Oven; Microwave
• Bedrooms: Multiple bedrooms on the first floor; Additional bedrooms in the basement
• Flooring: Vinyl; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms — one on the first floor and one on the second floor
• Heating & cooling: Baseboard heating; Electric heating; Wood heating
• Interior features: High-speed internet; Ceiling paddle fan; Energy Star qualified doors; Window screens; Two fireplaces (living room and basement); 11 total rooms
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 9.8% vs local median 7.0% in Lake Luzerne — 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 65/100 on livability (#682 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Hadley-Luzerne Central School District (rural): math 41% / reading 57% proficiency, ranked #396 of 590 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hadley-Luzerne Junior-Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 304 students, 54% FRL).
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Hadley-Luzerne Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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 $300,000

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $270,144
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Lake Ave	0.00mi	4/2.0	2,016 (0%)	18mo	$271,000	$134	83

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: 33.5%
• Equity multiple: 3.61×
• Total profit: $219,402
• Equity at exit: $270,264

10-year hold

• IRR: 28.9%
• Equity multiple: 8.17×
• Total profit: $602,004
• Equity at exit: $582,834

Cash invested: $84,000 (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 12846

• Home prices YoY: 16.1%
• Active inventory: 39
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,589 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$257 /mo · $3,089/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $880

Break-even live

Break-even rent $2,476

Max offer price $300,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,050	-5% $965	+0% $880	+5% $795	+10% $710
Rent	-10% $596	-5% $738	+0% $880	+5% $1,022	+10% $1,163
Rate	-1.0pp $1,031	-0.5pp $956	base $880	+0.5pp $802	+1.0pp $723

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $300,000 Pending 6 DOM
2. 2026-06-16
   days on market $300,000 Active 6 DOM
3. 2026-06-15
   days on market $300,000 Active 5 DOM
4. 2026-06-13
   days on market $300,000 Active 3 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   listed $300,000 Active 2 DOM

ⓘ 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: $3,089 · $257/mo
• Projected year-2 tax: $4,080 · $340/mo
• Expected delta: +$990/yr (+$83/mo · 32.1%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 16 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: $43,070
• − Mortgage interest: −$16,805
• − Property taxes: −$3,089
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,446
• − Management: −$3,446
• − Depreciation: −$8,727
• Taxable income: $6,057
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $9,103/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: Hadley-Luzerne Central School District
• NCES district ID: 3613110
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $52,974
• Composite: 42.18/100
• National rank: #3292
• State rank: #396 of 590 in NY

Livability — Lake Luzerne

• Score: 65/100
• State rank: #682
• US rank: #12851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Luzerne, NY
• Population (ZIP): 3,007

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 10% Lithuanian 10% German 5%
• Foreign-born: 1% · Canada

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: ▲ 46.73%
• Current HPI: 336.2179
• 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

+222.6% since first listed

20 events — show timeline

• 2026-06-10 Listed $300,000 Global MLS
• 2024-12-19 Sold (Public Records) $271,000 Public Records
• 2024-12-16 Sold (MLS) $271,000 Global MLS
• 2024-11-14 Pending — Global MLS
• 2024-10-23 Contingent — Global MLS
• 2024-10-17 Relisted — Global MLS
• 2024-10-07 Relisted — Global MLS
• 2024-09-24 Pending — Global MLS
• 2024-09-24 Listing Removed — Global MLS
• 2024-08-21 Price Changed $274,500 Global MLS
• 2024-08-03 Price Changed $294,500 Global MLS
• 2024-06-12 Price Changed $299,999 Global MLS
• 2024-05-14 Price Changed $304,888 Global MLS
• 2024-05-07 Price Changed $329,900 Global MLS
• 2024-05-03 Price Changed $349,900 Global MLS
• 2024-04-20 Listed $359,900 Global MLS
• 2023-10-23 Listing Removed — Global MLS
• 2023-09-13 Price Changed $374,900 Global MLS
• 2023-08-14 Listed $379,900 Global MLS
• 2005-09-13 Sold (Public Records) $93,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,089 · +4.7% YoY. Source: county tax records.