3210 Lake Shore Dr Unit 10/ Interval 7 · Lake George, NY 12845

$54,000

2 bd · 2.0 ba · 1,004 sqft · SingleFamily · 36 Days on market

Built 2000 Good condition 2,178 sqft lot $355/mo HOA · 13% of rent

---

Why this score? — see what drove the C 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Why rent when you can own a piece of lakefront luxury while enjoying the best of Lake George with this highly desirable fractional share ownership in a beautiful 2-bedroom, 2-bath log cabin at The Lodges at Cresthaven complete with washer/dryer, wood burning stove for crisp fall nights and more! This unit features one of the most sought-after intervals -- Interval 7 -- offering three weeks each year, including a prime fixed summer week: August 2-August 9, 2026, plus one spring week and one fall week. Imagine the memories your family will make - seasonally! This is the most private of all sitting alongside a charming babbling brook that flows into the Lake. Relax on either the lower

Key facts

• Covered deck
• Lake views
• Fire pit

Tags

• COVERED DECK
• OUTDOOR INGROUND POOL
• PATIO SITTING AREA
• FIRE PIT
• LAKE VIEWS
• PRIVATE BEACH AREA

Property features AI

Finance

• HOA & community: Has association with annual fee; Association amenities include beach access, boat dock, clubhouse, lake access and recreation facilities; Association services include cable TV, cooling, electricity, gas, heating, insurance, grounds and structure maintenance, security, sewer, snow removal, trash and water

Exterior

• Parking: Off-street stone driveway (1 parking space)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Shared septic; Cable available
• Home design: Log cabin; Updated/remodeled; Permanent foundation
• Construction: Asbestos shingle roof; Log construction; Built on a permanent foundation; Living area approximately 1,004
• Exterior features: Covered front porch; Outdoor lighting; Gazebo; Pool house; In-ground outdoor pool; Mountain views; Seasonal/deeded/shared access to Lake George

Interior

• Kitchen: Cooktop; Range; Oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on second level; Additional bedroom on first level
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (one on first level, one on second level)
• Heating & cooling: Forced-air heating (propane); Central air conditioning
• Interior features: Vaulted ceilings; Ceramic tile bath; High-speed internet; Window coverings, blinds and curtain rods
• Laundry & utility: Washer and dryer included; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $54k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.6% vs local median 2.8% in Lake George — 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 63/100 on livability (#788 in NY) — a middle-class / working-renter tenant base. Watch: employment C-, cost of living D+, crime D.
• Lake George Central School District (rural): math 68% / reading 73% proficiency, ranked #131 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake George Elementary School (math 62% / reading 82%, grade A-, #378 of 2,108 statewide, top 20%, 300 students, 24% FRL); Lake George Junior-Senior High School (math 72% / reading 62%, grade B, #746 of 1,100 statewide, top 69%, 330 students, 19% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 110 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($373 loan paydown + $5k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 4.91% ✓
• Cap rate: 36.63%
• Cash-on-cash: 108.35%
• DSCR: 5.82
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $582,320
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Sagamore St	0.59mi	2/1.5	962 (-4%)	8mo	$415,000	$431	57
11 Cramer Ridge Rd	0.59mi	2/1.0	918 (-9%)	10mo	$532,000	$580	45

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: —
• Equity multiple: 8.71×
• Total profit: $116,619
• Equity at exit: $48,647

10-year hold

• IRR: —
• Equity multiple: 19.22×
• Total profit: $275,559
• Equity at exit: $104,910

Cash invested: $15,120 (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 12845

• Home prices YoY: 3.5%
• Active inventory: 110
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$68 /mo · $810/yr
• Insurance: −$22
• HOA: −$355
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,365

Break-even live

Break-even rent $922

Max offer price $54,000

Occupancy floor 43%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $355 · $4,260/yr

Listing history 15 events

1. 2026-06-18
   days on market $54,000 Active 36 DOM
2. 2026-06-17
   days on market $54,000 Active 35 DOM
3. 2026-06-16
   days on market $54,000 Active 34 DOM
4. 2026-06-15
   days on market $54,000 Active 33 DOM
5. 2026-06-13
   days on market $54,000 Active 31 DOM
6. 2026-06-12
   days on market $54,000 Active 30 DOM
7. 2026-06-09
   days on market $54,000 Active 27 DOM
8. 2026-06-08
   days on market $54,000 Active 26 DOM
9. 2026-06-07
   days on market $54,000 Active 25 DOM
10. 2026-06-07
    days on market $54,000 Active 24 DOM
11. 2026-06-04
    days on market $54,000 Active 21 DOM
12. 2026-06-02
    days on market $54,000 Active 20 DOM
13. 2026-06-01
    days on market $54,000 Active 19 DOM
14. 2026-05-31
    days on market $54,000 Active 18 DOM
15. 2026-05-13
    listed $54,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $31,798
• − Mortgage interest: −$3,025
• − Property taxes: −$810
• − Insurance: −$270
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$4,260
• − Depreciation: −$1,571
• Taxable income: $16,775
• Est. tax owed @ 24.0%: −$4,026
• After-tax cash flow: $12,357/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 · 14 photos

Good 75/100 Cosmetic rehab

This log cabin is in good condition with minimal repairs needed. It has a good curb appeal and is located in a desirable area with a lake view. Upgrades to the exterior, HVAC system, and landscaping can significantly increase its value.

Repairs flagged

• Minor Deck — The deck has some visible wear and tear, but it is not severe enough to require extensive repairs.

Value-add opportunities

• Resale Paint exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Upgrade HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the home, making it more appealing to renters.
• Both Landscaping — Landscaping can enhance the home's curb appeal and make it more attractive to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · The deck has some visible wear and tear, but it is not severe enough to require extensive repairs.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Upgrade HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the home, making it more appealing to renters. ↑
• Both Landscaping — Landscaping can enhance the home's curb appeal and make it more attractive to both buyers and renters. ↑

ⓘ 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 George Central School District
• NCES district ID: 3616470
• Math proficiency: 68% ▼ -8.00%
• Reading proficiency: 73% ▲ 9.00%
• Median HH income: $65,873
• Composite: 61.29/100
• National rank: #777
• State rank: #131 of 590 in NY

Livability — Lake George

• Score: 63/100
• State rank: #788
• US rank: #15111

Category grades

Amenities D Commute F Cost of living D+ Crime D Employment C- Housing C Health & safety D- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,389

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 7% Italian 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.18%
• Current HPI: 364.9782
• 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

1 event — show timeline

• 2026-05-13 Listed $54,000 Global MLS