107 Lake Tour Rd · Lake Luzerne, NY 12846

$284,900

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 5 Days on market

Built 1985 4.49 ac lot $204/sqft · 16% below area Est $341k · 16% under

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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 +27.1/30.0
• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +7.1/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One of a kind AFrame home located on 4.49 private acres. Perfect for the outdoor person who enjoys tranquil settings, being close to groomed snowmobile trails, skiing,hiking, hunting and fishing. The 3 car pole barn has an enclosed workshop along with a storage shed in the back. A generator and compressor are included with the property. Just 20 minutes from Northway Exit 18 and a short commute to Lake George and Saratoga..

Key facts

• Pole barn
• Updated kitchen
• Natural setting

Tags

• UPDATED KITCHEN
• LOFT AREA
• NATURAL SETTING
• POLE BARN
• WORKSHOP
• GENERATOR

Property features AI

Exterior

• Parking: Three-car garage; Space for up to eight vehicles total; Paved driveway parking
• Utilities: Septic tank; Cable connected
• Home design: Single family residence; Level lot; Private wooded setting
• Construction: Block foundation; Block and wood siding construction; Metal roof; Built with crawl space
• Exterior features: Pressure-treated deck; Front porch; Paved driveway; Exterior lighting; Storm doors; Other exterior features

Interior

• Kitchen: Dishwasher; Gas oven; Range; Range hood; Refrigerator
• Bedrooms: Bedroom on the first level; Bedroom on the second level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (one on the first level, one on the second level)
• Heating & cooling: Electric heating; Propane heating available; Wood stove heating; Wall-mounted cooling units
• Interior features: Paddle fan; Vaulted ceilings; Wood burning stove
• Laundry & utility: Washer and dryer; Laundry in bathroom; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Cap rate 9.7% 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 $30k of equity ($2k loan paydown + $28k 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 $80k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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.
• Current owner paid $147k; list at $285k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $284,900

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: 1.21% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $340,939
• List price: $284,900
• Delta: -16.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Sagamore Dr	0.35mi	3/2.0	1,440 (+3%)	17mo	$525,000	$365	65
23 Stewart Dr	0.51mi	3/2.0	1,480 (+6%)	15mo	$276,000	$186	54
21 Pine Rd	0.71mi	3/1.0	1,445 (+3%)	9mo	$249,000	$172	50
11 Stewart Dr	0.59mi	3/2.0	1,250 (-11%)	8mo	$273,200	$219	48
958 E River Dr	0.38mi	3/1.0	1,242 (-11%)	19mo	$125,000	$101	44

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: 33.2%
• Equity multiple: 3.59×
• Total profit: $206,582
• Equity at exit: $256,660

10-year hold

• IRR: 28.6%
• Equity multiple: 8.12×
• Total profit: $567,974
• Equity at exit: $553,498

Cash invested: $79,772 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,451 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$307 /mo · $3,678/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $807

Break-even live

Break-even rent $2,429

Max offer price $284,900

Occupancy floor 72%

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-09
   status Pending 899-char remark
2. 2026-05-04
   listed $284,900 Active 899-char remark
3. 2009-12-15
   soldstatus $147,000
4. 2009-12-02
   soldstatus $147,000 426-char remark

   Show marketing remark (426 chars)

   One of a kind AFrame home located on 4.49 private acres. Perfect for the outdoor person who enjoys tranquil settings, being close to groomed snowmobile trails, skiing,hiking, hunting and fishing. The 3 car pole barn has an enclosed workshop along with a storage shed in the back. A generator and compressor are included with the property. Just 20 minutes from Northway Exit 18 and a short commute to Lake George and Saratoga..

5. 2009-02-28
   listed $164,500 426-char remark

   Show marketing remark (426 chars)

   One of a kind AFrame home located on 4.49 private acres. Perfect for the outdoor person who enjoys tranquil settings, being close to groomed snowmobile trails, skiing,hiking, hunting and fishing. The 3 car pole barn has an enclosed workshop along with a storage shed in the back. A generator and compressor are included with the property. Just 20 minutes from Northway Exit 18 and a short commute to Lake George and Saratoga..

ⓘ 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: $3,678 · $307/mo
• Projected year-2 tax: $4,247 · $354/mo
• Expected delta: +$568/yr (+$47/mo · 15.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $41,412
• − Mortgage interest: −$15,959
• − Property taxes: −$3,678
• − Insurance: −$1,424
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − Depreciation: −$8,288
• Taxable income: $5,436
• Est. tax owed @ 24.0%: −$1,305
• After-tax cash flow: $8,379/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

+73.2% since first listed

5 events — show timeline

• 2026-05-09 Pending — Global MLS
• 2026-05-04 Listed $284,900 Global MLS
• 2009-12-15 Sold (Public Records) $147,000 Public Records
• 2009-12-02 Sold (MLS) $147,000 Global MLS
• 2009-02-28 Listed $164,500 Global MLS

Property tax history

+3.2%/yr

Latest (2025): $3,678 · +4.9% YoY. Source: county tax records.