2 Father Jogues Pl · Ticonderoga, NY 12883

$149,900

4 bd · 2.0 ba · 1,715 sqft · MultiFamily public records · 160 Days on market

Built 1965 8,712 sqft lot $87/sqft · 8% below area Est $163k · 8% under ↓ 37% since listing

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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 +29.9/30.0
• ARV discount +11.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Here is the perfect opportunity to own a really nice duplex property close to downtown amenities. First unit has 2 bedrooms, kitchen, living room, bathroom with washer hookup. Second unit has 2 bedrooms, living room, eat in kitchen, bar, full bathroom and washer dryer hook up plus an enclosed porch. This duplex offers a perfect blend of stability and flexibility. One side is currently occupied by a long-term tenant, while the other unit has a new tenant with a month-to-month lease, presenting a prime opportunity for owner-occupants or investors looking to maximize rental income. The property highlights are: Brand New Roof, Separate Utilities for each unit, off street parking and creative seller financing available. Live in one unit while generating income from the other or rent both units for strong cash flow. Whether you're a savvy investor or a buyer looking to offset your mortgage with rental income, this property offers the flexibility and upside you've been searching for.

Key facts

• Separate utilities
• Downtown amenities
• Off street parking

Tags

• DUPLEX PROPERTY
• DOWNTOWN AMENITIES
• SEPARATE UTILITIES
• OFF STREET PARKING
• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive. Per door: $278/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $98k; list at $150k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

• ARV (median comp): $162,689
• List price: $149,900
• Delta: -7.86%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
288 Alexandra Ave	0.71mi	5/3.0 (+1)	1,944 (+13%)	6mo	$66,000	$34	30

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: 36.0%
• Equity multiple: 3.79×
• Total profit: $117,058
• Equity at exit: $135,042

10-year hold

• IRR: 31.0%
• Equity multiple: 8.55×
• Total profit: $316,891
• Equity at exit: $291,223

Cash invested: $41,972 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $556

Break-even live

Break-even rent $1,270

Max offer price $149,900

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,974
Total (2 units)			$1,974

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $149,900 Active 160 DOM
2. 2026-06-17
   days on market $149,900 Active 159 DOM
3. 2026-06-16
   days on market $149,900 Active 158 DOM
4. 2026-06-15
   days on market $149,900 Active 157 DOM
5. 2026-06-13
   days on market $149,900 Active 155 DOM
6. 2026-06-12
   days on market $149,900 Active 154 DOM
7. 2026-06-09
   days on market $149,900 Active 151 DOM
8. 2026-06-08
   days on market $149,900 Active 150 DOM
9. 2026-06-07
   days on market $149,900 Active 149 DOM
10. 2026-06-07
    days on market $149,900 Active 148 DOM
11. 2026-06-04
    days on market $149,900 Active 145 DOM
12. 2026-06-02
    days on market $149,900 Active 144 DOM
13. 2026-06-01
    days on market $149,900 Active 143 DOM
14. 2026-05-31
    days on market $149,900 Active 142 DOM
15. 2026-01-08
    listed $149,900 Active 991-char remark

    Show marketing remark (991 chars)

    Here is the perfect opportunity to own a really nice duplex property close to downtown amenities. First unit has 2 bedrooms, kitchen, living room, bathroom with washer hookup. Second unit has 2 bedrooms, living room, eat in kitchen, bar, full bathroom and washer dryer hook up plus an enclosed porch. This duplex offers a perfect blend of stability and flexibility. One side is currently occupied by a long-term tenant, while the other unit has a new tenant with a month-to-month lease, presenting a prime opportunity for owner-occupants or investors looking to maximize rental income. The property highlights are: Brand New Roof, Separate Utilities for each unit, off street parking and creative seller financing available. Live in one unit while generating income from the other or rent both units for strong cash flow. Whether you're a savvy investor or a buyer looking to offset your mortgage with rental income, this property offers the flexibility and upside you've been searching for.

16. 2025-12-01
    historical
17. 2025-10-17
    price $149,900
18. 2025-10-02
    price $169,900
19. 2025-09-09
    status Active
20. 2025-09-01
    historical
21. 2025-08-13
    price $174,900
22. 2025-02-26
    listed $179,000 Active
23. 2025-01-15
    soldstatus $98,100
24. 2022-12-13
    soldstatus $90,000
25. 2022-07-12
    historical
26. 2022-07-11
    price $124,000
27. 2021-07-01
    listed $119,900 Active
28. 2004-09-12
    historical
29. 2003-10-21
    listed $239,000

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$337/yr (+$28/mo · 18.1%)

ⓘ 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 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: $23,688
• − Mortgage interest: −$8,397
• − Property taxes: −$1,860
• − Insurance: −$750
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$4,361
• Taxable income: $4,531
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $5,584/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

-37.3% since first listed

15 events — show timeline

• 2026-01-08 Listed $149,900 Global MLS
• 2025-12-01 Listing Removed — Global MLS
• 2025-10-17 Price Changed $149,900 Global MLS
• 2025-10-02 Price Changed $169,900 Global MLS
• 2025-09-09 Relisted — Global MLS
• 2025-09-01 Listing Removed — Global MLS
• 2025-08-13 Price Changed $174,900 Global MLS
• 2025-02-26 Listed $179,000 Global MLS
• 2025-01-15 Sold (Public Records) $98,100 Public Records
• 2022-12-13 Sold (Public Records) $90,000 Public Records
• 2022-07-12 Listing Removed — Global MLS
• 2022-07-11 Price Changed $124,000 Global MLS
• 2021-07-01 Listed $119,900 Global MLS
• 2004-09-12 Listing Removed — Global MLS
• 2003-10-21 Listed $239,000 Global MLS

Property tax history

+20.8%/yr

Latest (2025): $1,860 · +0.3% YoY. Source: county tax records.