51 Dyckman Rd · Schroon Lake, NY 12870

$299,000

4 bd · 1.0 ba · 1,826 sqft · SingleFamily public records · 203 Days on market

Built 1880 0.30 ac lot $164/sqft · 59% below area

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Why this score? — see what drove the D- 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).

• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Move-in ready farmhouse with a history as a trading post. Custom decor with 4 bedrooms, 2 baths, and a home office space. Original oak floors and a wood burning fireplace. Large covered wrap-around porch with plexiglass enclosure (easy to remove). Heated, detached garage with extra storage. Many upgrades includes a 1k gallon owned propane tank in ground. Airbnb potential. Located in South Schroon, a 5 minute drive from exit 27 northbound off Northway, and 5 minute drive to Schroon public beach, boat launch and other amenities. 30 minutes to Gore Mountain ski area. Walk to a little footpath and put your feet in the water of Schroon Lake.

Key facts

• Wood stove
• Restored farmhouse
• Large workshop

Tags

• RESTORED FARMHOUSE
• LARGE WORKSHOP
• ENCLOSED FRONT PORCH
• WOOD STOVE
• WOOD BURNING FIREPLACE INSERT
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-652 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (48.9% below list).
• Recommended offer: $153k (48.9% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 0.7% in Schroon Lake — 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 71/100 on livability (#406 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A-, schools B; Watch: amenities C-, crime F, commute F.
• Schroon Lake Central School District (rural): math 45% / reading 55% proficiency, ranked #473 of 755 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 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 $27k of equity ($2k loan paydown + $25k appreciation (8.3% local appreciation)).
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $299k implies a 587% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,784 (48.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. Crime grade is F 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.51% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.34%
• DSCR: 0.58
• GRM: 16.3

CMA / ARV

• ARV (median comp): $721,365
• List price: $299,000
• Delta: -58.55%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

8.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 2.04×
• Total profit: $87,145
• Equity at exit: $233,117

10-year hold

• IRR: 13.8%
• Equity multiple: 4.39×
• Total profit: $283,793
• Equity at exit: $468,535

Cash invested: $83,720 (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 12870

• Home prices YoY: 2.3%
• Active inventory: 34
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-652

Break-even live

Break-even rent $2,353

Max offer price $183,832

Occupancy floor —

Sensitivity live

Price	-10% $-483	-5% $-567	+0% $-652	+5% $-737	+10% $-821
Rent	-10% $-773	-5% $-712	+0% $-652	+5% $-592	+10% $-531
Rate	-1.0pp $-501	-0.5pp $-576	base $-652	+0.5pp $-729	+1.0pp $-808

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-01
   price $299,000 655-char remark

   Show marketing remark (655 chars)

   Move-in ready farmhouse with a history as a trading post. Custom decor with 4 bedrooms, 2 baths, and a home office space. Original oak floors and a wood burning fireplace. Large covered wrap-around porch with plexiglass enclosure (easy to remove). Heated, detached garage with extra storage. Many upgrades includes a 1k gallon owned propane tank in ground. Airbnb potential. Located in South Schroon, a 5 minute drive from exit 27 northbound off Northway, and 5 minute drive to Schroon public beach, boat launch and other amenities. 30 minutes to Gore Mountain ski area. Walk to a little footpath and put your feet in the water of Schroon Lake.

2. 2026-03-01
   price $324,500 655-char remark

   Show marketing remark (655 chars)

   Move-in ready farmhouse with a history as a trading post. Custom decor with 4 bedrooms, 2 baths, and a home office space. Original oak floors and a wood burning fireplace. Large covered wrap-around porch with plexiglass enclosure (easy to remove). Heated, detached garage with extra storage. Many upgrades includes a 1k gallon owned propane tank in ground. Airbnb potential. Located in South Schroon, a 5 minute drive from exit 27 northbound off Northway, and 5 minute drive to Schroon public beach, boat launch and other amenities. 30 minutes to Gore Mountain ski area. Walk to a little footpath and put your feet in the water of Schroon Lake.

3. 2026-02-02
   price $334,500 655-char remark

   Show marketing remark (655 chars)

   Move-in ready farmhouse with a history as a trading post. Custom decor with 4 bedrooms, 2 baths, and a home office space. Original oak floors and a wood burning fireplace. Large covered wrap-around porch with plexiglass enclosure (easy to remove). Heated, detached garage with extra storage. Many upgrades includes a 1k gallon owned propane tank in ground. Airbnb potential. Located in South Schroon, a 5 minute drive from exit 27 northbound off Northway, and 5 minute drive to Schroon public beach, boat launch and other amenities. 30 minutes to Gore Mountain ski area. Walk to a little footpath and put your feet in the water of Schroon Lake.

4. 2026-01-07
   price $345,000 655-char remark

   Show marketing remark (655 chars)

   Move-in ready farmhouse with a history as a trading post. Custom decor with 4 bedrooms, 2 baths, and a home office space. Original oak floors and a wood burning fireplace. Large covered wrap-around porch with plexiglass enclosure (easy to remove). Heated, detached garage with extra storage. Many upgrades includes a 1k gallon owned propane tank in ground. Airbnb potential. Located in South Schroon, a 5 minute drive from exit 27 northbound off Northway, and 5 minute drive to Schroon public beach, boat launch and other amenities. 30 minutes to Gore Mountain ski area. Walk to a little footpath and put your feet in the water of Schroon Lake.

5. 2025-12-02
   price $355,500 655-char remark

   Show marketing remark (655 chars)

   Move-in ready farmhouse with a history as a trading post. Custom decor with 4 bedrooms, 2 baths, and a home office space. Original oak floors and a wood burning fireplace. Large covered wrap-around porch with plexiglass enclosure (easy to remove). Heated, detached garage with extra storage. Many upgrades includes a 1k gallon owned propane tank in ground. Airbnb potential. Located in South Schroon, a 5 minute drive from exit 27 northbound off Northway, and 5 minute drive to Schroon public beach, boat launch and other amenities. 30 minutes to Gore Mountain ski area. Walk to a little footpath and put your feet in the water of Schroon Lake.

6. 2025-11-05
   listed $395,000 Active 655-char remark

   Show marketing remark (655 chars)

   Move-in ready farmhouse with a history as a trading post. Custom decor with 4 bedrooms, 2 baths, and a home office space. Original oak floors and a wood burning fireplace. Large covered wrap-around porch with plexiglass enclosure (easy to remove). Heated, detached garage with extra storage. Many upgrades includes a 1k gallon owned propane tank in ground. Airbnb potential. Located in South Schroon, a 5 minute drive from exit 27 northbound off Northway, and 5 minute drive to Schroon public beach, boat launch and other amenities. 30 minutes to Gore Mountain ski area. Walk to a little footpath and put your feet in the water of Schroon Lake.

7. 1997-04-01
   soldstatus $43,500

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $3,525 · $294/mo
• Expected delta: +$1,528/yr (+$127/mo · 76.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,334
• − Mortgage interest: −$16,749
• − Property taxes: −$1,996
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$8,698
• Taxable loss: −$13,538
• Est. tax savings @ 24.0%: +$3,249
• After-tax cash flow: $-4,574/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: Schroon Lake Central School District
• NCES district ID: 3626130
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $44,428
• Composite: 44.25/100
• National rank: #6181
• State rank: #473 of 755 in NY

Livability — Schroon Lake

• Score: 71/100
• State rank: #406
• US rank: #6982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,770
• Population (ZIP): 1,770

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 2%
• Common ancestry: Iranian 10% Romanian 9% Italian 9%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 8.29%
• Current HPI: 372.7077
• 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

+587.4% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $299,000 Global MLS
• 2026-03-01 Price Changed $324,500 Global MLS
• 2026-02-02 Price Changed $334,500 Global MLS
• 2026-01-07 Price Changed $345,000 Global MLS
• 2025-12-02 Price Changed $355,500 Global MLS
• 2025-11-05 Listed $395,000 Global MLS
• 1997-04-01 Sold (Public Records) $43,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,996 · +4.5% YoY. Source: county tax records.