20 Leboeuf St · Tupper Lake, NY 12986

$84,900

4 bd · 1.5 ba · 1,587 sqft · SingleFamily public records · 80 Days on market

Built 1920 0.29 ac lot $53/sqft · 68% below area ↓ 5% since listing

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Why this score? — see what drove the B 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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention investors! This 5-bedroom, 1.5-bath home offers 1,587 sq ft of living space and plenty of potential for those with a keen eye. Just three minutes from the Adirondack Rail Trail Trailhead, you'll have 34 miles of biking, running, snowmobiling, cross-country skiing, or leisurely walks right outside your door. Perfect for an STR or single-family residence. The damaged garage has been torn down and removed from the lot. Being sold AS IS--don't miss out on this opportunity!

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 1.7% in Tupper 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 66/100 on livability (#661 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, crime B; Watch: health & safety C-, employment D+, schools D-.
• Tupper Lake Central School District (rural): math 36% / reading 31% proficiency, ranked #561 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $3k appreciation (4.0% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 80 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.52% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 5.5

CMA / ARV

• ARV (median comp): $261,387
• List price: $84,900
• Delta: -67.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Underwood Rd	0.46mi	3/2.0 (-1)	1,560 (-2%)	19mo	$260,000	$167	53
23 Lafayette St St	0.30mi	3/2.0 (-1)	1,400 (-12%)	12mo	$135,000	$96	50
6 Underwood Rd	0.47mi	3/1.5 (-1)	1,396 (-12%)	15mo	$285,000	$204	41
22 Prospect St St	0.46mi	3/2.0 (-1)	1,404 (-12%)	17mo	$115,000	$82	38
46 Flanders St St	0.40mi	3/2.0 (-1)	1,352 (-15%)	20mo	$158,500	$117	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.30×
• Total profit: $31,021
• Equity at exit: $42,796

10-year hold

• IRR: 22.2%
• Equity multiple: 4.47×
• Total profit: $82,592
• Equity at exit: $69,798

Cash invested: $23,772 (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 12986

• Home prices YoY: 1.4%
• Active inventory: 61
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $256

Break-even live

Break-even rent $966

Max offer price $84,900

Occupancy floor 75%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $84,900 Active 80 DOM
2. 2026-06-17
   days on market $84,900 Active 79 DOM
3. 2026-06-16
   days on market $84,900 Active 78 DOM
4. 2026-06-15
   days on market $84,900 Active 77 DOM
5. 2026-06-13
   days on market $84,900 Active 75 DOM
6. 2026-06-12
   days on market $84,900 Active 74 DOM
7. 2026-06-09
   days on market $84,900 Active 71 DOM
8. 2026-06-08
   days on market $84,900 Active 70 DOM
9. 2026-06-07
   days on market $84,900 Active 69 DOM
10. 2026-06-07
    days on market $84,900 Active 68 DOM
11. 2026-06-04
    days on market $84,900 Active 65 DOM
12. 2026-06-02
    days on market $84,900 Active 64 DOM
13. 2026-06-01
    days on market $84,900 Active 63 DOM
14. 2026-05-31
    days on market $84,900 Active 62 DOM
15. 2026-05-01
    price $84,900 484-char remark

    Show marketing remark (484 chars)

    Attention investors! This 5-bedroom, 1.5-bath home offers 1,587 sq ft of living space and plenty of potential for those with a keen eye. Just three minutes from the Adirondack Rail Trail Trailhead, you'll have 34 miles of biking, running, snowmobiling, cross-country skiing, or leisurely walks right outside your door. Perfect for an STR or single-family residence. The damaged garage has been torn down and removed from the lot. Being sold AS IS--don't miss out on this opportunity!

16. 2026-03-30
    listed $89,000 Active 484-char remark

    Show marketing remark (484 chars)

    Attention investors! This 5-bedroom, 1.5-bath home offers 1,587 sq ft of living space and plenty of potential for those with a keen eye. Just three minutes from the Adirondack Rail Trail Trailhead, you'll have 34 miles of biking, running, snowmobiling, cross-country skiing, or leisurely walks right outside your door. Perfect for an STR or single-family residence. The damaged garage has been torn down and removed from the lot. Being sold AS IS--don't miss out on this opportunity!

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $3,394 · $283/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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,489
• − Mortgage interest: −$4,756
• − Property taxes: −$3,394
• − Insurance: −$424
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,470
• Taxable income: $1,967
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,603/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: Tupper Lake Central School District
• NCES district ID: 3629160
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $50,543
• Composite: 29.18/100
• National rank: #6572
• State rank: #561 of 590 in NY

Livability — Tupper Lake

• Score: 66/100
• State rank: #661
• US rank: #12343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tupper Lake, NY
• City population: 5,304
• Population (ZIP): 5,304

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 20% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.95%
• Current HPI: 281.1979
• 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

-4.6% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $84,900 ACVMLS
• 2026-03-30 Listed $89,000 ACVMLS

Property tax history

+3.7%/yr

Latest (2025): $3,394 · +4.0% YoY. Source: county tax records.