7 Whiteface Inn Ln Unit Int 11 - Unit 205 · Lake Placid, NY 12946

$39,900

1 bd · 1.5 ba · 730 sqft · SingleFamily · 435 Days on market

Built 2005 435 sqft lot $230/mo HOA · 27% of rent ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

MOTIVATED SELLER | Price Improvement for Private Residence #205 Secure a truly special getaway with one of the most sought-after weeks on the calendar: Fourth of July 2026 , Leaf PEAK in September AND Christmas at The Whiteface Lodge. This spacious one-bedroom, 1.5-bath residence comfortably accommodates up to four guests and includes a private owner's locker for year-round gear storage --no packing required. Situated in the Sentinel Wing, the residence enjoys beautiful views of the Sentinel Mountain range. Inspired by the classic Adirondack Great Camp tradition, The Whiteface Lodge blends rustic elegance with the luxury amenities and personalized service of a premier private residence cl

Key facts

• Garage
• Community pool
• Built 2005

Property features AI

Finance

• Other: Association fee listed monthly
• HOA & community: Homeowners association with monthly fee (includes cable TV, electricity, internet, grounds maintenance, snow removal, sewer, trash, utilities, water); Association amenities: pool (indoor and outdoor/heated), fitness center, recreation facilities and room, spa/hot tub, beach rights, snow removal, trash service

Exterior

• Parking: Attached garage; Covered and paved parking; Private parking lot; Outside open parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available and connected; Electricity connected; Sewer connected; Water connected; Underground utilities
• Home design: Residential co-ownership (condo/co-ownership); One story / one level; New construction; Asphalt roof
• Construction: Frame, log, stone, and wood siding construction; Concrete perimeter foundation; New construction
• Exterior features: Balcony; Courtyard (including uncovered courtyard); Fire pit; Outdoor lighting; Landscaped grounds; Few trees; Views; Waterfront access with pond and lake privileges

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Elevator; Insulated windows with wood frames; Living room fireplace (1)
• Laundry & utility: Washer and dryer in unit

🏗️ New construction. The $39,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $33,580.

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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 $232 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 $9k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 435 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (5%) 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 435 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: 2.55% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.49%
• DSCR: 2.22
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $33,580
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Whiteface Inn Lane Ln Unit 216, Interval 4	0.00mi	1/1.5	730 (0%)	6mo	$30,000	$41	95
7 Whiteface Inn Lane Ln Unit 105, Int. 5	0.00mi	1/1.5	730 (0%)	8mo	$40,000	$55	94
7 Whiteface Inn Ln Unit 223, Int 1	0.00mi	1/1.5	730 (0%)	9mo	$43,000	$59	93
7 Whiteface Inn Lane Unit 214 Ln Unit interval 2	0.00mi	1/1.0	676 (-7%)	2mo	$28,000	$41	84
7 Whiteface Inn Lane Ln Unit 106 Int.9	0.00mi	1/1.5	833 (+14%)	11mo	$38,000	$46	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.8%
• Equity multiple: 1.90×
• Total profit: $8,433
• Equity at exit: $5,007

10-year hold

• IRR: 30.1%
• Equity multiple: 3.73×
• Total profit: $25,637
• Equity at exit: $2,903

Cash invested: $9,402 (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: 3.9×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$176
• Tax est. 1.5%: −$42 /mo · $504/yr
• Insurance: −$14
• HOA: −$230
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $215

Break-even live

Break-even rent $585

Max offer price $33,580

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: $8,395
• Closing costs: $1,007
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 14 events

1. 2026-06-18
   days on market $39,900 Active 435 DOM
2. 2026-06-17
   days on market $39,900 Active 434 DOM
3. 2026-06-16
   days on market $39,900 Active 433 DOM
4. 2026-06-15
   days on market $39,900 Active 432 DOM
5. 2026-06-13
   days on market $39,900 Active 430 DOM
6. 2026-06-12
   days on market $39,900 Active 429 DOM
7. 2026-06-09
   days on market $39,900 Active 426 DOM
8. 2026-06-08
   days on market $39,900 Active 425 DOM
9. 2026-06-07
   days on market $39,900 Active 424 DOM
10. 2026-06-07
    days on market $39,900 Active 423 DOM
11. 2026-06-04
    days on market $39,900 Active 420 DOM
12. 2026-06-02
    days on market $39,900 Active 419 DOM
13. 2026-06-01
    remarks 699-char remark
14. 2026-06-01
    listed $39,900 Active 418 DOM

ⓘ 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 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: −$1,881
• − Property taxes: −$504
• − Insurance: −$168
• − Repairs & maintenance: −$823
• − Management: −$823
• − HOA: −$2,760
• − Depreciation: −$977
• Taxable income: $2,355
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $2,020/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

-5.0% since first listed

4 events — show timeline

• 2026-04-19 Price Changed $39,900 ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2025-03-27 Listed $42,000 ACVMLS