7 Whiteface Inn Ln Unit 210 Int 7 · Lake Placid, NY 12946

$39,000

1 bd · 1.5 ba · 730 sqft · Townhouse public records · 352 Days on market

Built 2005 435 sqft lot $53/sqft · 10% below area Est $43k · 10% under $230/mo HOA · 27% of rent

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Why this score? — see what drove the B 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
• ARV discount +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

Key facts

• View of mountains
• Garage
• Community pool

Tags

• VIEW OF THE COURTYARD
• VIEW OF MOUNTAINS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $39k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 1.9% 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: schools C-, employment D+, cost of living D+.
• 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.
• Market conditions: 139 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 $270 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y ago; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 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. 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.
6. 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.
7. 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: 2.20% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.90%
• DSCR: 2.06
• GRM: 3.8

CMA / ARV

• ARV (median comp): $43,228
• List price: $39,000
• Delta: -9.78%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 1.70×
• Total profit: $7,663
• Equity at exit: $5,815

10-year hold

• IRR: 26.0%
• Equity multiple: 3.29×
• Total profit: $25,038
• Equity at exit: $3,372

Cash invested: $10,920 (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: 139
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$9 /mo · $111/yr
• Insurance: −$16
• HOA: −$230
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $217

Break-even live

Break-even rent $582

Max offer price $39,000

Occupancy floor 70%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool

Listing history 45 events

1. 2026-06-18
   days on market $39,000 Active 352 DOM
2. 2026-06-17
   days on market $39,000 Active 351 DOM
3. 2026-06-16
   days on market $39,000 Active 350 DOM
4. 2026-06-15
   days on market $39,000 Active 349 DOM
5. 2026-06-13
   days on market $39,000 Active 347 DOM
6. 2026-06-12
   days on market $39,000 Active 346 DOM
7. 2026-06-09
   days on market $39,000 Active 343 DOM
8. 2026-06-08
   days on market $39,000 Active 342 DOM
9. 2026-06-07
   days on market $39,000 Active 341 DOM
10. 2026-06-07
    days on market $39,000 Active 340 DOM
11. 2026-06-04
    days on market $39,000 Active 337 DOM
12. 2026-06-02
    days on market $39,000 Active 336 DOM
13. 2026-06-01
    days on market $39,000 Active 335 DOM
14. 2026-05-31
    days on market $39,000 Active 334 DOM
15. 2026-04-04
    price $39,000 730-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

16. 2026-03-19
    status Active 534-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

17. 2026-03-19
    status Active 730-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

18. 2026-03-07
    historical 534-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

19. 2026-03-07
    historical 730-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

20. 2026-01-27
    price $40,000 730-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

21. 2025-12-16
    price $41,000 730-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

22. 2025-06-18
    listed $42,500 Active 730-char remark

    Show marketing remark (730 chars)

    PRICE IMPROVEMENT! Private Residence #210 is a spacious 1bdrm, 1 & 1/2 bath residence that sleeps 4 people comfortably. You rarely find one for sale with A LOCKER IS INCLUDED!! Buy now and you could have the 6/5-6/12, 26 WEEK!! Store your ski's and cloths - you don't even have to pack for your week! Located on the second floor of the Resort with a balcony and view of the courtyard, pool, fountain and mountains. Modeled after the Adirondack Great Camp, resort boasts all the luxuries and services of today's finest resorts and private residence clubs. A buyer would be purchasing a 1/12 deed (one week every 1/12 week forever, min. of 4 weeks per year). The 1/12 deeds can each be sold or willed. Interval 7 is available.

23. 2025-01-30
    listed $42,000 Active 534-char remark

    Show marketing remark (534 chars)

    Welcome to your Adirondack luxury vacation home at the Whiteface Lodge! Private Residence #210 is a lovely, one bedroom, one full bath and one half bath second floor balcony unit with views of the courtyard, clubhouse and Pool. The Whiteface Lodge offers all of the amenities of today's finest resorts. Interval 1 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.

24. 2023-10-31
    soldstatus $39,000 Closed
25. 2023-10-12
    status Pending
26. 2023-09-21
    soldstatus $39,000 Closed
27. 2023-09-15
    soldstatus $41,000 Closed
28. 2023-09-05
    status Pending
29. 2023-08-23
    price $39,000
30. 2023-08-21
    status Active
31. 2023-08-21
    status Pending
32. 2023-08-18
    historical
33. 2023-08-17
    historical
34. 2023-08-05
    listed $42,000 Active
35. 2023-06-01
    price $40,500
36. 2023-04-13
    listed $41,000 Active
37. 2023-04-11
    listed $41,500 Active
38. 2022-04-29
    soldstatus $35,000
39. 2021-11-08
    listed $39,500
40. 2019-08-29
    soldstatus $30,500
41. 2019-02-01
    listed $33,500
42. 2017-06-26
    soldstatus $38,000
43. 2016-07-15
    listed $41,000
44. 2016-03-31
    soldstatus $37,500
45. 2014-05-06
    listed $39,000

ⓘ 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: $111 · $9/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$274/yr (+$23/mo · 248.0%)

ⓘ 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: $10,291
• − Mortgage interest: −$2,185
• − Property taxes: −$111
• − Insurance: −$195
• − Repairs & maintenance: −$823
• − Management: −$823
• − HOA: −$2,760
• − Depreciation: −$1,135
• Taxable income: $2,260
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $2,068/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

+0.0% since first listed

31 events — show timeline

• 2026-04-04 Price Changed $39,000 ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2026-01-27 Price Changed $40,000 ACVMLS
• 2025-12-16 Price Changed $41,000 ACVMLS
• 2025-06-18 Listed $42,500 ACVMLS
• 2025-01-30 Listed $42,000 ACVMLS
• 2023-10-31 Sold (MLS) $39,000 ACVMLS
• 2023-10-12 Pending — ACVMLS
• 2023-09-21 Sold (MLS) $39,000 ACVMLS
• 2023-09-15 Sold (MLS) $41,000 ACVMLS
• 2023-09-05 Pending — ACVMLS
• 2023-08-23 Price Changed $39,000 ACVMLS
• 2023-08-21 Relisted — ACVMLS
• 2023-08-21 Pending — ACVMLS
• 2023-08-18 Delisted — ACVMLS
• 2023-08-17 Delisted — ACVMLS
• 2023-08-05 Listed $42,000 ACVMLS
• 2023-06-01 Price Changed $40,500 ACVMLS
• 2023-04-13 Listed $41,000 ACVMLS
• 2023-04-11 Listed $41,500 ACVMLS
• 2022-04-29 Sold (MLS) $35,000 ACVMLS
• 2021-11-08 Listed $39,500 ACVMLS
• 2019-08-29 Sold (MLS) $30,500 ACVMLS
• 2019-02-01 Listed $33,500 ACVMLS
• 2017-06-26 Sold (MLS) $38,000 ACVMLS
• 2016-07-15 Listed $41,000 ACVMLS
• 2016-03-31 Sold (MLS) $37,500 ACVMLS
• 2014-05-06 Listed $39,000 ACVMLS

Property tax history

-2.3%/yr

Latest (2025): $111 · -5.4% YoY. Source: county tax records.