309 Alexandria Ave · Ticonderoga, NY 12883

$119,000

4 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 6 Days on market

Built 1900 7,405 sqft lot Est $206k · 42% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +4.9/10.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * BEST AND FINAL MONDAY 6/1/26 10am * * * Charming Victorian home situated on a double lot just mins from Lake George. This property offers a blend of character and opportunity, whether you are looking for a year-round residence, vacation getaway, or investment property. The oversized corner lot provides ample outdoor space for entertaining, gardening, or future expansion potential. Conveniently located within the Village of Ticonderoga and close to beaches, hiking, boating, dining, and all the Adirondack region has to offer. Homes like this do not last long- priced to sell and offered as an as-is sale.

Key facts

• Oversized corner lot
• Close to hiking
• Double lot

Tags

• DOUBLE LOT
• OVERSIZED CORNER LOT
• OUTDOOR SPACE
• VILLAGE OF TICONDEROGA
• CLOSE TO BEACHES
• CLOSE TO HIKING

Property features AI

Exterior

• Parking: Two off-street parking spaces via driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric with fuses; Cable connected
• Home design: Single family residence; Corner lot
• Construction: Vinyl siding; Slate roof
• Exterior features: Front porch; Side porch; Storm doors

Interior

• Kitchen: Gas oven
• Bedrooms: Four bedrooms on the second floor
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Propane heating
• Interior features: Seven total rooms; Storm doors; Crawl space basement with interior entry and sump pump
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $41 ($491/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (0.7% below list).
• Recommended offer: $118k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Ticonderoga Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 360 students, 65% FRL); Ticonderoga Junior-Senior High School (math 42% / reading 47%, grade F, #1,032 of 1,100 statewide, top 95%, 359 students, 57% FRL) — zoned schools average 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,176 (0.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $206,052
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Highland St	0.18mi	3/2.0 (-1)	1,352 (+1%)	1mo	$233,200	$172	80
18 Ell St	0.09mi	3/2.0 (-1)	1,340 (+0%)	24mo	$219,900	$164	66
310 Alexandria Ave	0.03mi	3/2.0 (-1)	1,511 (+13%)	8mo	$259,900	$172	62
22 The Portage	0.23mi	3/2.0 (-1)	1,404 (+5%)	13mo	$175,000	$125	61
41 The Portage	0.13mi	3/1.0 (-1)	1,200 (-10%)	13mo	$234,900	$196	61
124 Lake George Ave	0.59mi	3/2.0 (-1)	1,304 (-2%)	2mo	$64,900	$50	57
23 Ell St	0.11mi	3/1.0 (-1)	1,140 (-15%)	17mo	$175,000	$154	51
6 Holcomb Ave	0.63mi	3/2.0 (-1)	1,300 (-3%)	18mo	$229,900	$177	42
139 Lake George Ave	0.67mi	3/2.0 (-1)	1,276 (-5%)	16mo	$89,000	$70	38
10 Treadway St	0.55mi	4/2.0	1,478 (+10%)	19mo	$222,600	$151	37
39 Defiance St	0.55mi	3/2.0 (-1)	1,148 (-14%)	10mo	$170,000	$148	33

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $67,478
• Equity at exit: $107,205

10-year hold

• IRR: 22.3%
• Equity multiple: 6.91×
• Total profit: $196,783
• Equity at exit: $231,191

Cash invested: $33,320 (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: 59
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $41

Break-even live

Break-even rent $1,130

Max offer price $119,000

Occupancy floor 92%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $119,000 Pending 6 DOM
2. 2026-06-01
   days on market $119,000 Active 6 DOM
3. 2026-05-31
   days on market $119,000 Active 5 DOM
4. 2026-05-31
   remarks 618-char remark
5. 2026-05-26
   listed $119,000 Active

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,181
• − Mortgage interest: −$6,666
• − Property taxes: −$2,628
• − Insurance: −$595
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,462
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $836/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

1 event — show timeline

• 2026-05-26 Listed $119,000 Global MLS

Property tax history

+6.2%/yr

Latest (2025): $2,628 · +3.9% YoY. Source: county tax records.