8 Park Ave · Ticonderoga, NY 12883

$49,900

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 146 Days on market

Built 1965 8,712 sqft lot $36/sqft · 76% 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

Nice 3 bedroom house with a large detached garage with a workshop and a side siting area. Great yard, Front Porch, Walk to downtown. Hardwood floors and wood work in some rooms, Newer windows.

Key facts

• Front porch
• Newer windows
• Workshop

Tags

• DETACHED GARAGE
• WORKSHOP
• SITING AREA
• FRONT PORCH
• HARDWOOD FLOORS
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: 60 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 ($345 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 146 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $50k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.25% ✓
• Cap rate: 19.37%
• Cash-on-cash: 46.71%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (median comp): $210,562
• List price: $49,900
• Delta: -76.30%
• 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
38 Third Ave	0.22mi	3/1.0	1,323 (-4%)	1mo	$228,500	$173	82
29 St Clair St	0.19mi	4/2.0 (+1)	1,344 (-3%)	5mo	$211,150	$157	74
41 Saint Claire St	0.13mi	3/1.5	1,213 (-12%)	1mo	$229,900	$190	71
124 Lake George Ave	0.44mi	3/2.0	1,304 (-6%)	2mo	$64,900	$50	64
46 Third Ave	0.25mi	3/1.0	1,305 (-5%)	19mo	$195,000	$149	64
1076 Wicker St	0.41mi	3/1.0	1,242 (-10%)	2mo	$145,000	$117	63
105 Mount Hope Ave	0.37mi	3/2.0	1,504 (+9%)	4mo	$200,000	$133	60
139 Lake George Ave	0.36mi	3/2.0	1,276 (-8%)	16mo	$89,000	$70	53
6 Holcomb Ave	0.40mi	3/2.0	1,300 (-6%)	18mo	$229,900	$177	52
128 Burgoyne Rd	0.36mi	4/2.0 (+1)	1,579 (+14%)	2mo	$280,000	$177	49
212 Montcalm St	0.68mi	3/2.0	1,447 (+5%)	10mo	$188,000	$130	48
10 Treadway St	0.61mi	4/2.0 (+1)	1,478 (+7%)	19mo	$222,600	$151	35

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: 60.8%
• Equity multiple: 5.43×
• Total profit: $61,834
• Equity at exit: $44,954

10-year hold

• IRR: 54.3%
• Equity multiple: 12.09×
• Total profit: $154,883
• Equity at exit: $96,945

Cash invested: $13,972 (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: 60
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $544

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $578	-5% $561	+0% $544	+5% $527	+10% $509
Rent	-10% $455	-5% $499	+0% $544	+5% $588	+10% $633
Rate	-1.0pp $569	-0.5pp $557	base $544	+0.5pp $531	+1.0pp $518

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $49,900 Active 146 DOM
2. 2026-06-18
   days on market $49,900 Active 144 DOM
3. 2026-06-17
   days on market $49,900 Active 143 DOM
4. 2026-06-16
   days on market $49,900 Active 142 DOM
5. 2026-06-15
   days on market $49,900 Active 141 DOM
6. 2026-06-13
   days on market $49,900 Active 139 DOM
7. 2026-06-12
   pricedays on market $49,900 Active 138 DOM
8. 2026-06-09
   days on market $59,900 Active 135 DOM
9. 2026-06-08
   days on market $59,900 Active 134 DOM
10. 2026-06-07
    days on market $59,900 Active 133 DOM
11. 2026-06-07
    days on market $59,900 Active 132 DOM
12. 2026-06-04
    days on market $59,900 Active 129 DOM
13. 2026-06-02
    days on market $59,900 Active 128 DOM
14. 2026-06-01
    days on market $59,900 Active 127 DOM
15. 2026-05-31
    days on market $59,900 Active 126 DOM
16. 2026-05-01
    price $59,900 194-char remark

    Show marketing remark (194 chars)

    Nice 3 bedroom house with a large detached garage with a workshop and a side siting area. Great yard, Front Porch, Walk to downtown. Hardwood floors and wood work in some rooms, Newer windows.

17. 2026-04-05
    price $69,900 194-char remark

    Show marketing remark (194 chars)

    Nice 3 bedroom house with a large detached garage with a workshop and a side siting area. Great yard, Front Porch, Walk to downtown. Hardwood floors and wood work in some rooms, Newer windows.

18. 2026-03-10
    price $79,900 194-char remark

    Show marketing remark (194 chars)

    Nice 3 bedroom house with a large detached garage with a workshop and a side siting area. Great yard, Front Porch, Walk to downtown. Hardwood floors and wood work in some rooms, Newer windows.

19. 2026-01-23
    listed $99,900 Active 194-char remark

    Show marketing remark (194 chars)

    Nice 3 bedroom house with a large detached garage with a workshop and a side siting area. Great yard, Front Porch, Walk to downtown. Hardwood floors and wood work in some rooms, Newer windows.

20. 2017-10-27
    soldstatus $106,500
21. 2017-10-25
    soldstatus $106,500 249-char remark

    Show marketing remark (249 chars)

    Two story home with vinyl siding, updated windows, original woodwork, hardwood floors, pocket doors into living room, 200 amp service, large closets, one walk-in cedar lined, full walk up attic, 1 car garage with covered extended entertainment area.

22. 2017-05-22
    listed $109,900 249-char remark

    Show marketing remark (249 chars)

    Two story home with vinyl siding, updated windows, original woodwork, hardwood floors, pocket doors into living room, 200 amp service, large closets, one walk-in cedar lined, full walk up attic, 1 car garage with covered extended entertainment area.

23. 1995-09-27
    soldstatus $49,000

ⓘ 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 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: $13,500
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,452
• Taxable income: $6,095
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $5,064/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

+22.2% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $59,900 Global MLS
• 2026-04-05 Price Changed $69,900 Global MLS
• 2026-03-10 Price Changed $79,900 Global MLS
• 2026-01-23 Listed $99,900 Global MLS
• 2017-10-27 Sold (Public Records) $106,500 Public Records
• 2017-10-25 Sold (MLS) $106,500 Global MLS
• 2017-05-22 Listed $109,900 Global MLS
• 1995-09-27 Sold (Public Records) $49,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,559 · -11.5% YoY. Source: county tax records.