606 Goggins Rd · Lake George, NY 12845

$299,500

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 13 Days on market

Built 2002 0.94 ac lot

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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 +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +4.4/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You are not going to want to miss this charming Lake George home just 5 minutes from Million Dollar Beach & all of the shops, boutiques, restaurants in the village of Lake George AND several boat rentals/docks on the south end of Lake George!! Also just a few minutes off of the Northway for easy commuting AND only 20 minutes from Bolton Landing! This cute and cozy cottage is the perfect year round home or a fantastic opportunity as an Airbnb/short term rental investment (5 minutes to Lake George!!). Interior includes beautiful flooring, newer appliances and gorgeous paint!! Low maintenance pond right in your own yard with a firepit! Hurry & schedule your showing while you still can!

Key facts

• Covered front porch
• Firepit area
• Tree fort

Tags

• WALK OUT LOWER LEVEL
• FIREPIT AREA
• POND WITH FOUNTAIN
• TREE FORT
• COVERED FRONT PORCH
• DECK OFF THE KITCHEN

Property features AI

Finance

• Other: Lot approximately 0.94 acre

Exterior

• Parking: Five parking spaces; Stone driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: 150 Amp electric service with circuit breakers; Septic tank
• Home design: Single family residence; Updated/remodeled; Concrete perimeter foundation; Vinyl siding; Shingle/asphalt roof; House set back from road
• Construction: Vinyl siding construction; Shingle/asphalt roof; Concrete perimeter foundation
• Exterior features: Front porch; Side covered porch; Deck; Patio; Lighting; Shed(s); Landscaped, private wooded lot (irregular shape)

Interior

• Kitchen: Electric oven; Oven; Refrigerator
• Bedrooms: Primary bedroom on first floor (approx. 13'4" x 11'); Additional bedroom on first floor (approx. 8'6" x 11'); Basement office also used as guest room (sliding door to yard)
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom on first floor
• Heating & cooling: Baseboard heating; Heat pump; Hot water heating; Propane heating; AC pump (ductless)
• Interior features: Paddle fan; Sliding doors; Bay windows; Double-pane windows; Finished, heated full basement with interior and exterior entry; 8 total rooms
• Laundry & utility: Washer; Dryer; Electric dryer hookup in basement; Basement utility room with laundry, storage, boiler and hot water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $70 ($844/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 $247k (17.5% below list).
• Recommended offer: $247k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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.

Recommended offer $247,058 (17.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $167,516
• Equity at exit: $269,813

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $489,628
• Equity at exit: $581,863

Cash invested: $83,860 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,471 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $70

Break-even live

Break-even rent $2,382

Max offer price $299,500

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-15
   statusdays on market $299,500 Pending 13 DOM
2. 2026-06-13
   days on market $299,500 Active 12 DOM
3. 2026-06-12
   days on market $299,500 Active 11 DOM
4. 2026-06-09
   days on market $299,500 Active 8 DOM
5. 2026-06-08
   days on market $299,500 Active 7 DOM
6. 2026-06-07
   days on market $299,500 Active 6 DOM
7. 2026-06-07
   days on market $299,500 Active 5 DOM
8. 2026-06-04
   days on market $299,500 Active 2 DOM
9. 2026-06-02
   remarks 699-char remark
10. 2026-06-02
    listed $299,500 Active 1 DOM

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $3,647 · $304/mo
• Expected delta: +$1,415/yr (+$118/mo · 63.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 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: $29,647
• − Mortgage interest: −$16,777
• − Property taxes: −$2,232
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − Depreciation: −$8,713
• Taxable loss: −$4,316
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $1,880/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

+71.2% since first listed

15 events — show timeline

• 2026-06-01 Listed $299,500 Global MLS
• 2022-05-27 Sold (Public Records) $280,000 Public Records
• 2022-05-26 Sold (MLS) $280,000 Global MLS
• 2022-04-05 Pending — Global MLS
• 2022-04-01 Contingent — Global MLS
• 2022-03-23 Listed $274,900 Global MLS
• 2017-12-05 Sold (MLS) $159,900 Global MLS
• 2017-04-17 Listed $164,900 Global MLS
• 2017-04-15 Listing Removed — Global MLS
• 2016-10-15 Listed $174,900 Global MLS
• 2013-01-13 Listing Removed — Global MLS
• 2012-06-07 Listed $159,900 Global MLS
• 2007-09-17 Sold (Public Records) $145,000 Public Records
• 2007-09-16 Sold (MLS) $145,000 Global MLS
• 2007-03-29 Listed $174,900 Global MLS

Property tax history

+2.1%/yr

Latest (2025): $2,232 · +11.6% YoY. Source: county tax records.