165 Lake George · Ticonderoga, NY 12883

$49,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 78 Days on market

Built 1910 9,148 sqft lot $38/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

Listing remarks MLS

Opportunity knocks at 165 Lake George Ave! This 2-bedroom, 1.5-bath home offers strong upside potential for investors, contractors, or savvy buyers looking for their next renovation project. With a functional layout and solid footprint, this property is ready for a full rehab and value-add improvements. This is a true handyman special. Ideal for cash buyers or those utilizing renovation financing. Whether you’re looking to fix and flip, renovate and rent, or customize for resale, the potential return on investment makes this one worth a look. Conveniently located in Ticonderoga close to shopping, schools, parks, Adirondacks and major commuter routes. Bring your vision and unlock the possibilities! Property sold as-is. Subject to short sale approval. Buyer to perform their own due diligence and verify all tax info

Key facts

• Full rehab
• Functional layout
• Solid footprint

Tags

• FUNCTIONAL LAYOUT
• SOLID FOOTPRINT
• FULL REHAB
• VALUE-ADD IMPROVEMENTS
• HANDYMAN SPECIAL
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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: 59 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 $5k of equity ($339 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $21k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 2.26% ✓
• Cap rate: 19.45%
• Cash-on-cash: 46.99%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

• ARV (median comp): $197,924
• List price: $49,000
• Delta: -75.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Lake George Ave	0.20mi	3/2.0	1,304 (+2%)	2mo	$64,900	$50	86
139 Lake George Ave	0.13mi	3/2.0	1,276 (-0%)	16mo	$89,000	$70	80
41 Saint Claire St	0.34mi	3/1.5	1,213 (-5%)	1mo	$229,900	$190	73
38 Third Ave	0.48mi	3/1.0	1,323 (+3%)	1mo	$228,500	$173	67
29 St Clair St	0.38mi	4/2.0 (+1)	1,344 (+5%)	5mo	$211,150	$157	65
22 George St	0.27mi	3/2.0	1,116 (-13%)	6mo	$195,000	$175	61
60 Highland St	0.64mi	3/2.0	1,352 (+6%)	1mo	$233,200	$172	60
12 3rd Ave	0.39mi	3/1.0	1,150 (-10%)	1mo	$160,000	$139	60
1076 Wicker St	0.64mi	3/1.0	1,242 (-3%)	2mo	$145,000	$117	60
39 Defiance St	0.52mi	3/2.0	1,148 (-10%)	10mo	$170,000	$148	50
212 Montcalm St	0.57mi	3/2.0	1,447 (+13%)	10mo	$188,000	$130	43
23 Ell St	0.65mi	3/1.0	1,140 (-11%)	17mo	$175,000	$154	33

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: 39.0%
• Equity multiple: 4.00×
• Total profit: $41,134
• Equity at exit: $44,143

10-year hold

• IRR: 33.7%
• Equity multiple: 9.04×
• Total profit: $110,353
• Equity at exit: $95,196

Cash invested: $13,720 (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: 59
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $224

Break-even live

Break-even rent $826

Max offer price $49,000

Occupancy floor 75%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $49,000 Active 78 DOM
2. 2026-06-17
   days on market $49,000 Active 77 DOM
3. 2026-06-16
   days on market $49,000 Active 76 DOM
4. 2026-06-15
   days on market $49,000 Active 75 DOM
5. 2026-06-13
   days on market $49,000 Active 73 DOM
6. 2026-06-12
   days on market $49,000 Active 72 DOM
7. 2026-06-09
   days on market $49,000 Active 69 DOM
8. 2026-06-08
   days on market $49,000 Active 68 DOM
9. 2026-06-07
   days on market $49,000 Active 67 DOM
10. 2026-06-07
    days on market $49,000 Active 66 DOM
11. 2026-06-04
    days on market $49,000 Active 63 DOM
12. 2026-06-02
    days on market $49,000 Active 62 DOM
13. 2026-06-01
    days on market $49,000 Active 61 DOM
14. 2026-05-31
    days on market $49,000 Active 60 DOM
15. 2026-05-05
    status Active 833-char remark

    Show marketing remark (833 chars)

    Opportunity knocks at 165 Lake George Ave! This 2-bedroom, 1.5-bath home offers strong upside potential for investors, contractors, or savvy buyers looking for their next renovation project. With a functional layout and solid footprint, this property is ready for a full rehab and value-add improvements. This is a true handyman special. Ideal for cash buyers or those utilizing renovation financing. Whether you’re looking to fix and flip, renovate and rent, or customize for resale, the potential return on investment makes this one worth a look. Conveniently located in Ticonderoga close to shopping, schools, parks, Adirondacks and major commuter routes. Bring your vision and unlock the possibilities! Property sold as-is. Subject to short sale approval. Buyer to perform their own due diligence and verify all tax info

16. 2026-05-05
    price $55,000 833-char remark

    Show marketing remark (833 chars)

    Opportunity knocks at 165 Lake George Ave! This 2-bedroom, 1.5-bath home offers strong upside potential for investors, contractors, or savvy buyers looking for their next renovation project. With a functional layout and solid footprint, this property is ready for a full rehab and value-add improvements. This is a true handyman special. Ideal for cash buyers or those utilizing renovation financing. Whether you’re looking to fix and flip, renovate and rent, or customize for resale, the potential return on investment makes this one worth a look. Conveniently located in Ticonderoga close to shopping, schools, parks, Adirondacks and major commuter routes. Bring your vision and unlock the possibilities! Property sold as-is. Subject to short sale approval. Buyer to perform their own due diligence and verify all tax info

17. 2026-02-24
    listed $69,999 Active 833-char remark

    Show marketing remark (833 chars)

    Opportunity knocks at 165 Lake George Ave! This 2-bedroom, 1.5-bath home offers strong upside potential for investors, contractors, or savvy buyers looking for their next renovation project. With a functional layout and solid footprint, this property is ready for a full rehab and value-add improvements. This is a true handyman special. Ideal for cash buyers or those utilizing renovation financing. Whether you’re looking to fix and flip, renovate and rent, or customize for resale, the potential return on investment makes this one worth a look. Conveniently located in Ticonderoga close to shopping, schools, parks, Adirondacks and major commuter routes. Bring your vision and unlock the possibilities! Property sold as-is. Subject to short sale approval. Buyer to perform their own due diligence and verify all tax info

18. 2008-03-04
    soldstatus $86,000 251-char remark

    Show marketing remark (251 chars)

    Cozy LaChute riverfront home close to all amenities with hardwood floors, 2-3 bedrooms, vinyl siding, 2 yr old furnace, 2 car garage w/ storage and nice fenced backyard with dog run. Big kitchen & living room. Den w/french doors. Motivated seller!

19. 2008-02-29
    soldstatus $86,000
20. 2007-10-05
    listed $110,000 251-char remark

    Show marketing remark (251 chars)

    Cozy LaChute riverfront home close to all amenities with hardwood floors, 2-3 bedrooms, vinyl siding, 2 yr old furnace, 2 car garage w/ storage and nice fenced backyard with dog run. Big kitchen & living room. Den w/french doors. Motivated seller!

21. 2005-07-05
    soldstatus $89,500
22. 2005-07-01
    soldstatus $89,600
23. 2005-03-08
    listed $84,500
24. 1994-11-02
    soldstatus $30,000

ⓘ 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 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,305
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$4,010
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,425
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,140/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

+83.3% since first listed

10 events — show timeline

• 2026-05-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $55,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Listed $69,999 OneKey® MLS as Distributed by MLS Grid
• 2008-03-04 Sold (MLS) $86,000 Global MLS
• 2008-02-29 Sold (Public Records) $86,000 Public Records
• 2007-10-05 Listed $110,000 Global MLS
• 2005-07-05 Sold (MLS) $89,500 Global MLS
• 2005-07-01 Sold (Public Records) $89,600 Public Records
• 2005-03-08 Listed $84,500 Global MLS
• 1994-11-02 Sold (Public Records) $30,000 Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,751 · +15.5% YoY. Source: county tax records.