7 Whiteface Inn Lane Ln Unit 119-12 · Lake Placid, NY 12946

$38,000

1 bd · 1.5 ba · 866 sqft · SingleFamily · 275 Days on market

Built 2004 Fair condition 4,356 sqft lot $44/sqft · 18% below area Est $46k · 18% under $337/mo HOA · 38% of rent ↓ 18% 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 +27.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

Key facts

• Jetted 2-person tub
• Heated floor
• Double sink

Tags

• JETTED 2-PERSON TUB
• DOUBLE SINK
• HEATED FLOOR
• WALKOUT PORCH
• MOUNTAIN VIEWS
• INDOOR AND OUTDOOR POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 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: 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 $263 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.36% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 3.5

CMA / ARV

• ARV (median comp): $46,302
• List price: $38,000
• Delta: -17.93%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Whiteface Inn Ln Unit 219 Interval 7	0.00mi	1/1.5	866 (0%)	1mo	$36,000	$42	99
7 Whiteface Inn Lane Ln Unit 119-12	0.00mi	1/1.5	866 (0%)	1mo	$36,500	$42	99
7 Whiteface Inn Lane Ln Unit 106 Int.9	0.00mi	1/1.5	833 (-4%)	11mo	$38,000	$46	85
7 Whiteface Inn Ln Unit 227/ Int 1	0.00mi	1/1.5	969 (+12%)	5mo	$44,000	$45	76

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $1,057
• Equity at exit: $5,666

10-year hold

• IRR: 12.6%
• Equity multiple: 2.02×
• Total profit: $10,822
• Equity at exit: $3,286

Cash invested: $10,640 (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: 3.5×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$337
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $110

Break-even live

Break-even rent $759

Max offer price $38,000

Occupancy floor 83%

Sensitivity live

Price	-10% $136	-5% $123	+0% $110	+5% $97	+10% $84
Rent	-10% $39	-5% $74	+0% $110	+5% $145	+10% $181
Rate	-1.0pp $129	-0.5pp $119	base $110	+0.5pp $100	+1.0pp $90

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $337 · $4,044/yr
• Likely covers: poolgym

Listing history 8 events

1. 2026-05-17
   status Pending 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

2. 2026-04-10
   price $38,000 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

3. 2026-03-19
   status Active 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

4. 2026-03-07
   historical 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

5. 2025-12-29
   price $40,000 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

6. 2025-12-16
   price $43,300 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

7. 2025-08-19
   price $45,000 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

8. 2025-08-02
   listed $46,500 Active 1796-char remark

   Show marketing remark (1796 chars)

   From Summer Escapes to New Year's Magic — Own Five Weeks at Whiteface Lodge Imagine returning to the Adirondacks year after year, knowing your perfect retreat is waiting. Private Residence #119, Interval 12 at the renowned Whiteface Lodge offers five memorable weeks of ownership in 2026, including a peak summer stay July 10-17 and a festive December 25-January 1, complete with the Lodge's beloved New Year's Eve celebration. For those seeking additional space, Unit 311, Interval 12 is also available, offering concurrent ownership during the same coveted weeks. This spacious one-bedroom, one-and-a-half-bath residence invites relaxation with a king bedroom, welcoming living area with pullout sofa, and a spa-inspired primary bath featuring a two-person jetted tub and heated floors. Step out onto your private walkout porch to enjoy mountain views and the peaceful pond just beyond—an ideal setting for slow mornings and quiet evenings. Modeled after an Adirondack Great Camp, Whiteface Lodge offers the rare combination of rustic elegance and full-service resort living. Owners enjoy the comfort of a private residence paired with the ease of luxury amenities, including indoor and outdoor pools, a world-class spa, fitness center, bowling lanes, movie theater, on-site dining, and an ice cream café the whole family loves. Outdoor enthusiasts will appreciate pickleball and basketball courts, a seasonal ice rink, and exclusive access to the club's private beach on Lake Placid Lake. From cozy winter evenings by the fire to active summer days on the lake and trails, Whiteface Lodge is a place where traditions are made and memories return year after year. A buyer would be purchasing a 1/12 deed with a minimum of 4 weeks of use per year which can be sold or willed.

ⓘ 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: $10,776
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$862
• − Management: −$862
• − HOA: −$4,044
• − Depreciation: −$1,105
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $1,074/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home requires significant updates to the kitchen and bathroom, but the rest of the property is in good condition. A fresh coat of paint and modern updates can significantly boost its value.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathroom — No photos of bathroom

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and appeal to potential buyers
• Both Update kitchen and bathroom — Modernizing these spaces can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathroom · No photos of bathroom	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and appeal to potential buyers ↑
• Both Update kitchen and bathroom — Modernizing these spaces can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-18.3% since first listed

8 events — show timeline

• 2026-05-17 Pending — ACVMLS
• 2026-04-10 Price Changed $38,000 ACVMLS
• 2026-03-19 Relisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2025-12-29 Price Changed $40,000 ACVMLS
• 2025-12-16 Price Changed $43,300 ACVMLS
• 2025-08-19 Price Changed $45,000 ACVMLS
• 2025-08-02 Listed $46,500 ACVMLS