7 Whiteface Inn Ln Unit 113 Interval 4 · Lake Placid, NY 12946

$68,000

2 bd · 2.0 ba · 1,048 sqft · Townhouse public records · 313 Days on market

Built 2004 435 sqft lot $65/sqft · 13% above area Est $60k · 13% over $395/mo HOA · 36% of rent ↓ 11% since listing

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Why this score? — see what drove the D+ 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 +18.7/30.0
• 1% rule +10.0/10.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #113 is a spacious, two bedroom, two full bathroom unit with a walkout patio. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 10 is offered. A buyer would be purchasing a 1/12 deed (one week every 12 weeks forever, and 4 weeks per year. Beach access on Lake Placid, a spa, gym, bowling alley, movie theater, indoor and outdoor pools and restaurants.

Key facts

• Spa
• Bowling alley
• Movie theater

Tags

• WALKOUT PATIO
• BEACH ACCESS
• SPA
• GYM
• BOWLING ALLEY
• MOVIE THEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $68k.

Deal economics

• At list price, monthly cash flow is $67 ($808/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 1.6% in Lake Placid — 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 (#647 in NY) — a middle-class / working-renter tenant base. Strengths: amenities A+, crime A; Watch: employment D+, cost of living D+, commute F.
• Lake Placid Central School District (town): math 46% / reading 58% proficiency, ranked #344 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lake Placid Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 244 students, 33% FRL); Lake Placid Junior-Senior High School (math 42% / reading 52%, grade D-, #1,007 of 1,100 statewide, top 93%, 294 students, 36% FRL).
• Market conditions: 148 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $57k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.61% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 5.2

CMA / ARV

• ARV (median comp): $59,940
• List price: $68,000
• Delta: 13.45%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-6,513
• Equity at exit: $10,139

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $732
• Equity at exit: $5,879

Cash invested: $19,040 (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 12946

• Home prices YoY: -21.5%
• Active inventory: 148
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$15 /mo · $183/yr
• Insurance: −$28
• HOA: −$395
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $67

Break-even live

Break-even rent $1,007

Max offer price $68,000

Occupancy floor 89%

Sensitivity live

Price	-10% $106	-5% $87	+0% $67	+5% $48	+10% $29
Rent	-10% $-19	-5% $24	+0% $67	+5% $110	+10% $154
Rate	-1.0pp $102	-0.5pp $85	base $67	+0.5pp $50	+1.0pp $32

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $395 · $4,740/yr
• Likely covers: poolgym

Listing history 40 events

1. 2026-06-21
   days on market $68,000 Active 313 DOM
2. 2026-06-21
   days on market $68,000 Active 312 DOM
3. 2026-06-18
   days on market $68,000 Active 310 DOM
4. 2026-06-17
   days on market $68,000 Active 309 DOM
5. 2026-06-16
   days on market $68,000 Active 308 DOM
6. 2026-06-15
   days on market $68,000 Active 307 DOM
7. 2026-06-13
   days on market $68,000 Active 305 DOM
8. 2026-06-12
   days on market $68,000 Active 304 DOM
9. 2026-06-09
   days on market $68,000 Active 301 DOM
10. 2026-06-08
    days on market $68,000 Active 300 DOM
11. 2026-06-07
    days on market $68,000 Active 299 DOM
12. 2026-06-07
    days on market $68,000 Active 298 DOM
13. 2026-06-04
    days on market $68,000 Active 295 DOM
14. 2026-06-02
    days on market $68,000 Active 294 DOM
15. 2026-06-01
    days on market $68,000 Active 293 DOM
16. 2026-05-31
    days on market $68,000 Active 292 DOM
17. 2026-03-19
    status Active 475-char remark

    Show marketing remark (488 chars)

    Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #113 is a spacious, two bedroom, two full bathroom unit with a walkout patio. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 4 is offered with a locker. A buyer would be purchasing a 1/12 deed (one week every 12 weeks forever, and 4 weeks per year. Beach access on Lake Placid, a spa, gym, bowling alley, movie theater, indoor and outdoor pools and restaurants.

18. 2026-03-19
    status Active 488-char remark

    Show marketing remark (488 chars)

    Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #113 is a spacious, two bedroom, two full bathroom unit with a walkout patio. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 4 is offered with a locker. A buyer would be purchasing a 1/12 deed (one week every 12 weeks forever, and 4 weeks per year. Beach access on Lake Placid, a spa, gym, bowling alley, movie theater, indoor and outdoor pools and restaurants.

19. 2026-03-07
    historical 475-char remark

    Show marketing remark (488 chars)

    Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #113 is a spacious, two bedroom, two full bathroom unit with a walkout patio. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 4 is offered with a locker. A buyer would be purchasing a 1/12 deed (one week every 12 weeks forever, and 4 weeks per year. Beach access on Lake Placid, a spa, gym, bowling alley, movie theater, indoor and outdoor pools and restaurants.

20. 2026-03-07
    historical 488-char remark

    Show marketing remark (488 chars)

    Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #113 is a spacious, two bedroom, two full bathroom unit with a walkout patio. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 4 is offered with a locker. A buyer would be purchasing a 1/12 deed (one week every 12 weeks forever, and 4 weeks per year. Beach access on Lake Placid, a spa, gym, bowling alley, movie theater, indoor and outdoor pools and restaurants.

21. 2026-01-30
    soldstatus $57,000 Closed
22. 2026-01-08
    status Pending
23. 2025-08-01
    soldstatus $52,500 Closed
24. 2025-07-30
    listed $66,000 Active 475-char remark

    Show marketing remark (488 chars)

    Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #113 is a spacious, two bedroom, two full bathroom unit with a walkout patio. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 4 is offered with a locker. A buyer would be purchasing a 1/12 deed (one week every 12 weeks forever, and 4 weeks per year. Beach access on Lake Placid, a spa, gym, bowling alley, movie theater, indoor and outdoor pools and restaurants.

25. 2025-07-30
    listed $68,000 Active 488-char remark

    Show marketing remark (488 chars)

    Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #113 is a spacious, two bedroom, two full bathroom unit with a walkout patio. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 4 is offered with a locker. A buyer would be purchasing a 1/12 deed (one week every 12 weeks forever, and 4 weeks per year. Beach access on Lake Placid, a spa, gym, bowling alley, movie theater, indoor and outdoor pools and restaurants.

26. 2025-07-19
    status Pending
27. 2025-06-13
    soldstatus $53,000 Closed
28. 2025-06-06
    listed $72,500 Active
29. 2025-05-30
    price $55,000
30. 2025-05-21
    status Pending
31. 2025-05-10
    price $55,000
32. 2025-02-06
    price $59,000
33. 2025-02-06
    price $61,000
34. 2024-11-24
    price $64,000
35. 2024-11-23
    listed $65,000 Active
36. 2024-09-26
    listed $71,500 Active
37. 2021-02-12
    soldstatus $46,500
38. 2020-05-10
    listed $49,995
39. 2016-03-31
    soldstatus $42,500
40. 2015-12-26
    listed $64,000

ⓘ 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: $183 · $15/mo
• Projected year-2 tax: $666 · $56/mo
• Expected delta: +$483/yr (+$40/mo · 264.0%)

ⓘ 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 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $13,102
• − Mortgage interest: −$3,809
• − Property taxes: −$183
• − Insurance: −$340
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − HOA: −$4,740
• − Depreciation: −$1,978
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $819/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: Lake Placid Central School District
• NCES district ID: 3616500
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 58% ▲ 13.00%
• Median HH income: $52,508
• Composite: 44.64/100
• National rank: #2770
• State rank: #344 of 590 in NY

Livability — Lake Placid

• Score: 66/100
• State rank: #647
• US rank: #12118

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,805

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Romanian 5% American 5%
• Foreign-born: 10% · Canada
• Languages at home: 87% English-only · Russian/Polish/Slavic 8% Spanish 3% Other Indo-European 2%

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: ▼ -85.84%
• Current HPI: 313.7624
• 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

-10.9% since first listed

24 events — show timeline

• 2026-03-19 Relisted — ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2026-01-30 Sold (MLS) $57,000 ACVMLS
• 2026-01-08 Pending — ACVMLS
• 2025-08-01 Sold (MLS) $52,500 ACVMLS
• 2025-07-30 Listed $66,000 ACVMLS
• 2025-07-30 Listed $68,000 ACVMLS
• 2025-07-19 Pending — ACVMLS
• 2025-06-13 Sold (MLS) $53,000 ACVMLS
• 2025-06-06 Listed $72,500 ACVMLS
• 2025-05-30 Price Changed $55,000 ACVMLS
• 2025-05-21 Pending — ACVMLS
• 2025-05-10 Price Changed $55,000 ACVMLS
• 2025-02-06 Price Changed $59,000 ACVMLS
• 2025-02-06 Price Changed $61,000 ACVMLS
• 2024-11-24 Price Changed $64,000 ACVMLS
• 2024-11-23 Listed $65,000 ACVMLS
• 2024-09-26 Listed $71,500 ACVMLS
• 2021-02-12 Sold (MLS) $46,500 ACVMLS
• 2020-05-10 Listed $49,995 ACVMLS
• 2016-03-31 Sold (MLS) $42,500 ACVMLS
• 2015-12-26 Listed $64,000 ACVMLS

Property tax history

-2.4%/yr

Latest (2025): $183 · -4.8% YoY. Source: county tax records.