3014 Lake Shore Dr Unit 12A · Lake George, NY 12845

$130,000

2 bd · 2.0 ba · 1,667 sqft · SingleFamily · 160 Days on market

Built 1990 435 sqft lot $460/mo HOA · 18% of rent

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

Listing remarks MLS

The Quarters is located on the shore of Lake George close to town. Stunning condo fully furnished unit. Just bring your groceries. 1/5 ownership comes w/10 weeks per year on a rotating basis. Dock space avail for up to a 24’ boat during owned weeks. Year around unit w/gas FP, WiFi & cable. Cherry kitchen, granite counters & stainless steel appliances. Amenities include beach, outdoor pool, sauna, exercise area & laundry room. Grill front of the unit for summer barbecue. HOA $308. No Pets. Dock, Dock w/Sundeck, Excellent Condition, Custom Kitchen Feature

Key facts

• Outdoor pool
• Sauna
• Laundry room

Tags

• DOCK SPACE
• OUTDOOR POOL
• SAUNA
• EXERCISE AREA
• LAUNDRY ROOM
• GRILL FRONT

Property features AI

Finance

• HOA & community: Association with monthly fee of $460; Association amenities include beach access, boat dock, lake access and recreation facilities; Association fee covers cable TV, cooling, electricity, gas, heating, insurance, grounds maintenance, security, sewer, snow removal, trash and water

Exterior

• Parking: One parking space; Paved parking
• Utilities: Public water; Septic tank with shared septic
• Home design: Condominium; Entry located on the first level
• Construction: Wood siding
• Exterior features: Paved drive; Seasonal, shared access to Lake George

Interior

• Kitchen: Electric oven; Oven; Range; Range hood; Microwave; Refrigerator; Freezer
• Bedrooms: Two bedrooms on the first level
• Bathrooms: Two full bathrooms (one on the first level, one on the second level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 10 total rooms; Loft space; Entry

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$605,121) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $130k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 12.73%
• Cash-on-cash: 23.00%
• DSCR: 2.02
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $605,121
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Village Estate Ln	0.41mi	3/2.0 (+1)	1,688 (+1%)	12mo	$725,000	$430	64
15 Deer Run Rd	0.34mi	3/2.0 (+1)	1,590 (-5%)	14mo	$439,900	$277	59
50 Sherrick Dr	0.68mi	3/2.0 (+1)	1,600 (-4%)	8mo	$580,000	$363	50

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: 41.6%
• Equity multiple: 4.17×
• Total profit: $115,563
• Equity at exit: $117,114

10-year hold

• IRR: 36.0%
• Equity multiple: 9.41×
• Total profit: $306,008
• Equity at exit: $252,561

Cash invested: $36,400 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,603 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$460
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $698

Break-even live

Break-even rent $1,719

Max offer price $130,000

Occupancy floor 68%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $460 · $5,520/yr
• Likely covers: gasinternetcablepool

Listing history 20 events

1. 2026-06-18
   price $130,000 Active 160 DOM
2. 2026-06-18
   days on market $145,000 Active 160 DOM
3. 2026-06-17
   days on market $145,000 Active 159 DOM
4. 2026-06-16
   days on market $145,000 Active 158 DOM
5. 2026-06-15
   days on market $145,000 Active 157 DOM
6. 2026-06-13
   days on market $145,000 Active 155 DOM
7. 2026-06-12
   days on market $145,000 Active 154 DOM
8. 2026-06-09
   days on market $145,000 Active 151 DOM
9. 2026-06-08
   days on market $145,000 Active 150 DOM
10. 2026-06-07
    days on market $145,000 Active 149 DOM
11. 2026-06-07
    days on market $145,000 Active 148 DOM
12. 2026-06-04
    days on market $145,000 Active 145 DOM
13. 2026-06-02
    days on market $145,000 Active 144 DOM
14. 2026-06-01
    days on market $145,000 Active 143 DOM
15. 2026-05-31
    days on market $145,000 Active 142 DOM
16. 2026-01-08
    listed $145,000 Active
17. 2021-06-18
    soldstatus $79,900 Closed (Final Sale) 578-char remark

    Show marketing remark (578 chars)

    The Quarters is located on the shore of Lake George close to town. Stunning condo fully furnished unit. Just bring your groceries. 1/5 ownership comes w/10 weeks per year on a rotating basis. Dock space avail for up to a 24’ boat during owned weeks. Year around unit w/gas FP, WiFi & cable. Cherry kitchen, granite counters & stainless steel appliances. Amenities include beach, outdoor pool, sauna, exercise area & laundry room. Grill front of the unit for summer barbecue. HOA $308. No Pets. Dock, Dock w/Sundeck, Excellent Condition, Custom Kitchen Feature

18. 2021-05-23
    status Pend (Under Cntr) 578-char remark

    Show marketing remark (578 chars)

    The Quarters is located on the shore of Lake George close to town. Stunning condo fully furnished unit. Just bring your groceries. 1/5 ownership comes w/10 weeks per year on a rotating basis. Dock space avail for up to a 24’ boat during owned weeks. Year around unit w/gas FP, WiFi & cable. Cherry kitchen, granite counters & stainless steel appliances. Amenities include beach, outdoor pool, sauna, exercise area & laundry room. Grill front of the unit for summer barbecue. HOA $308. No Pets. Dock, Dock w/Sundeck, Excellent Condition, Custom Kitchen Feature

19. 2021-05-11
    price $79,900 578-char remark

    Show marketing remark (578 chars)

    The Quarters is located on the shore of Lake George close to town. Stunning condo fully furnished unit. Just bring your groceries. 1/5 ownership comes w/10 weeks per year on a rotating basis. Dock space avail for up to a 24’ boat during owned weeks. Year around unit w/gas FP, WiFi & cable. Cherry kitchen, granite counters & stainless steel appliances. Amenities include beach, outdoor pool, sauna, exercise area & laundry room. Grill front of the unit for summer barbecue. HOA $308. No Pets. Dock, Dock w/Sundeck, Excellent Condition, Custom Kitchen Feature

20. 2021-05-05
    listed $69,900 New 578-char remark

    Show marketing remark (578 chars)

    The Quarters is located on the shore of Lake George close to town. Stunning condo fully furnished unit. Just bring your groceries. 1/5 ownership comes w/10 weeks per year on a rotating basis. Dock space avail for up to a 24’ boat during owned weeks. Year around unit w/gas FP, WiFi & cable. Cherry kitchen, granite counters & stainless steel appliances. Amenities include beach, outdoor pool, sauna, exercise area & laundry room. Grill front of the unit for summer barbecue. HOA $308. No Pets. Dock, Dock w/Sundeck, Excellent Condition, Custom Kitchen Feature

ⓘ 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 ≥93°F today · 19 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: $31,233
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − HOA: −$5,520
• − Depreciation: −$3,782
• Taxable income: $7,052
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $6,681/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 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

+107.4% since first listed

5 events — show timeline

• 2026-01-08 Listed $145,000 Global MLS
• 2021-06-18 Sold (MLS) $79,900 Global MLS
• 2021-05-23 Pending — Global MLS
• 2021-05-11 Price Changed $79,900 Global MLS
• 2021-05-05 Listed $69,900 Global MLS