7 Whiteface Inn Ln Unit 315, Int 10 · Lake Placid, NY 12946

$51,000

1 bd · 1.5 ba · 978 sqft · Townhouse public records · 29 Days on market

Built 2005 435 sqft lot $383/mo HOA · 42% of rent ↓ 22% since listing

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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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy Adirondack luxury in this super/deluxe two-level, 1-bedroom end unit suite at the renowned Whiteface Lodge. This spacious ownership features a master bedroom, living room with sofa sleeper, 1.5 baths, cozy gas fireplace and deck. Unit offers extra light and privacy thanks to its end-unit location. Full access to Whiteface Lodge's resort-style amenities, including access to Lake Placid lake and just minutes from Whiteface Mountain, Mirror Lake, and downtown Lake Placid. An ideal four-season retreat in one of the area's most sought-after resorts. This is a 4 week year fractional ownership. Interval 4.

Key facts

• Hot tub
• Spacious corner deck
• Corner unit

Tags

• TWO STORY LAYOUT
• CORNER UNIT
• SPACIOUS CORNER DECK
• PRIVATE LAKE PLACID BEACH
• HEATED INDOOR OUTDOOR POOL
• HOT TUB

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $51k.

Deal economics

• At list price, monthly cash flow is $27 ($324/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $51k).
• Recommended offer: $50k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 1.9% 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: 139 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 $353 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $50,235 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.77% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-6,327
• Equity at exit: $7,604

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-2,409
• Equity at exit: $4,410

Cash invested: $14,280 (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: 139
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $902 medium
• Mortgage (P&I): −$267
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$21
• HOA: −$383
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $27

Break-even live

Break-even rent $868

Max offer price $51,000

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $383 · $4,596/yr
• Likely covers: gas

Listing history 39 events

1. 2026-06-18
   days on market $51,000 Active 29 DOM
2. 2026-06-17
   days on market $51,000 Active 28 DOM
3. 2026-06-16
   days on market $51,000 Active 27 DOM
4. 2026-06-15
   days on market $51,000 Active 26 DOM
5. 2026-06-13
   days on market $51,000 Active 24 DOM
6. 2026-06-12
   days on market $51,000 Active 23 DOM
7. 2026-06-09
   days on market $51,000 Active 20 DOM
8. 2026-06-08
   days on market $51,000 Active 19 DOM
9. 2026-06-07
   days on market $51,000 Active 18 DOM
10. 2026-06-07
    days on market $51,000 Active 17 DOM
11. 2026-06-04
    days on market $51,000 Active 14 DOM
12. 2026-06-02
    days on market $51,000 Active 13 DOM
13. 2026-06-01
    days on market $51,000 Active 12 DOM
14. 2026-05-31
    days on market $51,000 Active 11 DOM
15. 2026-03-19
    status Active 612-char remark

    Show marketing remark (612 chars)

    Enjoy Adirondack luxury in this super/deluxe two-level, 1-bedroom end unit suite at the renowned Whiteface Lodge. This spacious ownership features a master bedroom, living room with sofa sleeper, 1.5 baths, cozy gas fireplace and deck. Unit offers extra light and privacy thanks to its end-unit location. Full access to Whiteface Lodge's resort-style amenities, including access to Lake Placid lake and just minutes from Whiteface Mountain, Mirror Lake, and downtown Lake Placid. An ideal four-season retreat in one of the area's most sought-after resorts. This is a 4 week year fractional ownership. Interval 4.

16. 2026-03-07
    historical 612-char remark

    Show marketing remark (612 chars)

    Enjoy Adirondack luxury in this super/deluxe two-level, 1-bedroom end unit suite at the renowned Whiteface Lodge. This spacious ownership features a master bedroom, living room with sofa sleeper, 1.5 baths, cozy gas fireplace and deck. Unit offers extra light and privacy thanks to its end-unit location. Full access to Whiteface Lodge's resort-style amenities, including access to Lake Placid lake and just minutes from Whiteface Mountain, Mirror Lake, and downtown Lake Placid. An ideal four-season retreat in one of the area's most sought-after resorts. This is a 4 week year fractional ownership. Interval 4.

17. 2026-03-02
    price $40,000 612-char remark

    Show marketing remark (612 chars)

    Enjoy Adirondack luxury in this super/deluxe two-level, 1-bedroom end unit suite at the renowned Whiteface Lodge. This spacious ownership features a master bedroom, living room with sofa sleeper, 1.5 baths, cozy gas fireplace and deck. Unit offers extra light and privacy thanks to its end-unit location. Full access to Whiteface Lodge's resort-style amenities, including access to Lake Placid lake and just minutes from Whiteface Mountain, Mirror Lake, and downtown Lake Placid. An ideal four-season retreat in one of the area's most sought-after resorts. This is a 4 week year fractional ownership. Interval 4.

18. 2026-02-13
    price $45,000 612-char remark

    Show marketing remark (612 chars)

    Enjoy Adirondack luxury in this super/deluxe two-level, 1-bedroom end unit suite at the renowned Whiteface Lodge. This spacious ownership features a master bedroom, living room with sofa sleeper, 1.5 baths, cozy gas fireplace and deck. Unit offers extra light and privacy thanks to its end-unit location. Full access to Whiteface Lodge's resort-style amenities, including access to Lake Placid lake and just minutes from Whiteface Mountain, Mirror Lake, and downtown Lake Placid. An ideal four-season retreat in one of the area's most sought-after resorts. This is a 4 week year fractional ownership. Interval 4.

19. 2026-02-03
    listed $50,000 Active 612-char remark

    Show marketing remark (612 chars)

    Enjoy Adirondack luxury in this super/deluxe two-level, 1-bedroom end unit suite at the renowned Whiteface Lodge. This spacious ownership features a master bedroom, living room with sofa sleeper, 1.5 baths, cozy gas fireplace and deck. Unit offers extra light and privacy thanks to its end-unit location. Full access to Whiteface Lodge's resort-style amenities, including access to Lake Placid lake and just minutes from Whiteface Mountain, Mirror Lake, and downtown Lake Placid. An ideal four-season retreat in one of the area's most sought-after resorts. This is a 4 week year fractional ownership. Interval 4.

20. 2025-10-15
    soldstatus $54,000 Closed 1034-char remark

    Show marketing remark (1034 chars)

    Escape to the Adirondacks with this fractional ownership at the prestigious Whiteface Lodge. Residence #315, Interval 11, is a rare two-story, one-bedroom corner unit—one of only two with this unique layout—featuring 978 sq. ft. of mountain luxury. Enjoy the warmth of two fireplaces (living room and primary bedroom), 1.5 baths, and comfortable two floor living. This sought-after end residence boasts a spacious corner deck with stunning views of Whiteface Mountain, the pond, and tennis courts—beautiful in every season. Owners enjoy unmatched amenities, including a private Lake Placid beach, world-class spa, heated indoor/outdoor pools, hot tubs, fitness center, movie theater, game room, ice skating, tennis, and fine dining. Just minutes from downtown Lake Placid and Whiteface Mountain, this retreat is more than a getaway—it's a lifestyle. Ownership includes a 1/12 deed, guaranteeing at least 4 weeks annually. Interval 11 offers two of the most coveted weeks in 2026: 4th of July and Christmas Eve.

21. 2025-09-07
    status Pending 1034-char remark

    Show marketing remark (1034 chars)

    Escape to the Adirondacks with this fractional ownership at the prestigious Whiteface Lodge. Residence #315, Interval 11, is a rare two-story, one-bedroom corner unit—one of only two with this unique layout—featuring 978 sq. ft. of mountain luxury. Enjoy the warmth of two fireplaces (living room and primary bedroom), 1.5 baths, and comfortable two floor living. This sought-after end residence boasts a spacious corner deck with stunning views of Whiteface Mountain, the pond, and tennis courts—beautiful in every season. Owners enjoy unmatched amenities, including a private Lake Placid beach, world-class spa, heated indoor/outdoor pools, hot tubs, fitness center, movie theater, game room, ice skating, tennis, and fine dining. Just minutes from downtown Lake Placid and Whiteface Mountain, this retreat is more than a getaway—it's a lifestyle. Ownership includes a 1/12 deed, guaranteeing at least 4 weeks annually. Interval 11 offers two of the most coveted weeks in 2026: 4th of July and Christmas Eve.

22. 2025-08-25
    listed $55,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    Escape to the Adirondacks with this fractional ownership at the prestigious Whiteface Lodge. Residence #315, Interval 11, is a rare two-story, one-bedroom corner unit—one of only two with this unique layout—featuring 978 sq. ft. of mountain luxury. Enjoy the warmth of two fireplaces (living room and primary bedroom), 1.5 baths, and comfortable two floor living. This sought-after end residence boasts a spacious corner deck with stunning views of Whiteface Mountain, the pond, and tennis courts—beautiful in every season. Owners enjoy unmatched amenities, including a private Lake Placid beach, world-class spa, heated indoor/outdoor pools, hot tubs, fitness center, movie theater, game room, ice skating, tennis, and fine dining. Just minutes from downtown Lake Placid and Whiteface Mountain, this retreat is more than a getaway—it's a lifestyle. Ownership includes a 1/12 deed, guaranteeing at least 4 weeks annually. Interval 11 offers two of the most coveted weeks in 2026: 4th of July and Christmas Eve.

23. 2025-05-07
    price $50,000
24. 2025-04-30
    soldstatus $50,000 Closed
25. 2025-04-23
    soldstatus $46,000 Closed
26. 2025-04-08
    status Pending
27. 2025-03-27
    status Pending
28. 2025-02-24
    listed $52,500 Active
29. 2025-02-18
    listed $48,000 Active
30. 2022-01-18
    soldstatus $42,000
31. 2021-11-17
    soldstatus $40,000
32. 2021-10-28
    listed $45,000
33. 2020-06-23
    listed $45,000
34. 2020-01-10
    soldstatus $50,000
35. 2019-08-28
    listed $50,000
36. 2018-12-28
    soldstatus $44,900
37. 2018-01-19
    listed $48,000
38. 2016-09-29
    soldstatus $47,500
39. 2014-03-06
    listed $51,000

ⓘ 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: $169 · $14/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$346/yr (+$29/mo · 204.6%)

ⓘ 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 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: $10,827
• − Mortgage interest: −$2,857
• − Property taxes: −$169
• − Insurance: −$255
• − Repairs & maintenance: −$866
• − Management: −$866
• − HOA: −$4,596
• − Depreciation: −$1,484
• Taxable loss: −$266
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $388/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: 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

-21.6% since first listed

25 events — show timeline

• 2026-03-19 Relisted — ACVMLS
• 2026-03-07 Delisted — ACVMLS
• 2026-03-02 Price Changed $40,000 ACVMLS
• 2026-02-13 Price Changed $45,000 ACVMLS
• 2026-02-03 Listed $50,000 ACVMLS
• 2025-10-15 Sold (MLS) $54,000 ACVMLS
• 2025-09-07 Pending — ACVMLS
• 2025-08-25 Listed $55,000 ACVMLS
• 2025-05-07 Price Changed $50,000 ACVMLS
• 2025-04-30 Sold (MLS) $50,000 ACVMLS
• 2025-04-23 Sold (MLS) $46,000 ACVMLS
• 2025-04-08 Pending — ACVMLS
• 2025-03-27 Pending — ACVMLS
• 2025-02-24 Listed $52,500 ACVMLS
• 2025-02-18 Listed $48,000 ACVMLS
• 2022-01-18 Sold (MLS) $42,000 ACVMLS
• 2021-11-17 Sold (MLS) $40,000 ACVMLS
• 2021-10-28 Listed $45,000 ACVMLS
• 2020-06-23 Listed $45,000 ACVMLS
• 2020-01-10 Sold (MLS) $50,000 ACVMLS
• 2019-08-28 Listed $50,000 ACVMLS
• 2018-12-28 Sold (MLS) $44,900 ACVMLS
• 2018-01-19 Listed $48,000 ACVMLS
• 2016-09-29 Sold (MLS) $47,500 ACVMLS
• 2014-03-06 Listed $51,000 ACVMLS

Property tax history

-2.4%/yr

Latest (2025): $169 · -4.9% YoY. Source: county tax records.