248 Park St · Tupper Lake, NY 12986

$69,900

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 246 Days on market

Built 1920 6,534 sqft lot $91/sqft · 56% below area

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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 MLS

Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $3k of equity ($483 loan paydown + $3k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — 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 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 6.7

CMA / ARV

• ARV (median comp): $160,363
• List price: $69,900
• Delta: -56.41%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 First St St	0.51mi	1/1.0 (-1)	811 (+6%)	5mo	$119,100	$147	57

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: 17.6%
• Equity multiple: 2.05×
• Total profit: $20,629
• Equity at exit: $35,235

10-year hold

• IRR: 18.4%
• Equity multiple: 3.93×
• Total profit: $57,258
• Equity at exit: $57,466

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 12986

• Home prices YoY: 1.4%
• Active inventory: 64
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $135

Break-even live

Break-even rent $698

Max offer price $69,900

Occupancy floor 79%

Sensitivity live

Price	-10% $174	-5% $154	+0% $135	+5% $115	+10% $95
Rent	-10% $66	-5% $100	+0% $135	+5% $169	+10% $203
Rate	-1.0pp $170	-0.5pp $152	base $135	+0.5pp $117	+1.0pp $98

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 27 events

1. 2026-06-21
   days on market $69,900 Active 246 DOM
2. 2026-06-21
   days on market $69,900 Active 245 DOM
3. 2026-06-18
   days on market $69,900 Active 243 DOM
4. 2026-06-17
   days on market $69,900 Active 242 DOM
5. 2026-06-16
   days on market $69,900 Active 241 DOM
6. 2026-06-15
   days on market $69,900 Active 240 DOM
7. 2026-06-13
   days on market $69,900 Active 238 DOM
8. 2026-06-12
   days on market $69,900 Active 237 DOM
9. 2026-06-09
   days on market $69,900 Active 234 DOM
10. 2026-06-08
    days on market $69,900 Active 233 DOM
11. 2026-06-07
    days on market $69,900 Active 232 DOM
12. 2026-06-07
    days on market $69,900 Active 231 DOM
13. 2026-06-04
    days on market $69,900 Active 228 DOM
14. 2026-06-02
    days on market $69,900 Active 227 DOM
15. 2026-06-01
    days on market $69,900 Active 226 DOM
16. 2026-05-31
    days on market $69,900 Active 225 DOM
17. 2026-05-15
    price $69,900 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

18. 2026-05-07
    price $74,900 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

19. 2026-04-07
    status Active 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

20. 2026-03-20
    historical Contingent 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

21. 2026-03-20
    status Active 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

22. 2026-03-20
    price $79,900 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

23. 2026-03-06
    status Pending 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

24. 2026-01-26
    price $89,900 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

25. 2025-10-04
    listed $74,900 Active 151-char remark

    Show marketing remark (151 chars)

    Welcome To 248 Park St! This Parcel Features: - Public Water - Public Sewer - Detached Garage Property Needs TLC. As Is. Owner Is Agent.

26. 2008-01-18
    soldstatus $60,000
27. 1997-10-29
    soldstatus $26,500

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $1,866 · $156/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 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: $10,419
• − Mortgage interest: −$3,915
• − Property taxes: −$1,866
• − Insurance: −$350
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,033
• Taxable income: $587
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $1,475/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

+163.8% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $69,900 Global MLS
• 2026-05-07 Price Changed $74,900 Global MLS
• 2026-04-07 Relisted — Global MLS
• 2026-03-20 Contingent — Global MLS
• 2026-03-20 Relisted — Global MLS
• 2026-03-20 Price Changed $79,900 Global MLS
• 2026-03-06 Pending — Global MLS
• 2026-01-26 Price Changed $89,900 Global MLS
• 2025-10-04 Listed $74,900 Global MLS
• 2008-01-18 Sold (Public Records) $60,000 Public Records
• 1997-10-29 Sold (Public Records) $26,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,866 · +4.0% YoY. Source: county tax records.