27 Burt (bert) La Fountain Rd · Paul Smiths, NY 12939

$60,000

2 bd · 2.0 ba · 752 sqft · SingleFamily · 14 Days on market

Built 1910 Poor condition 5,662 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +1.9/5.0
• Condition / age +1.0/5.0

Listing remarks

Investor Opportunity in a Prime Adirondack Location! Tucked away at the end of a quiet dead-end road, this property offers an exceptional setting with tremendous potential. Enjoy direct proximity to Brighton Memorial Park, featuring playgrounds, sports fields, and community recreation. The backyard borders more than 300 acres of land owned by Paul Smith's College, providing a peaceful wooded backdrop and access to the natural beauty the Adirondacks are known for. The property features a lovely yard and a modest footprint, making it an ideal candidate for renovation, restoration, or investment. Whether you're looking for your next project, a future rental, or a getaway basecamp, the location

Key facts

• Quiet dead-end road
• 5,662 sq ft lot
• Built 1910

Tags

• QUIET DEAD-END ROAD
• EASY ACCESS TO HIKING TRAILS
• YEAR-ROUND OUTDOOR RECREATION

Property features AI

Finance

• Financial info: Annual property tax approximately $1,277

Exterior

• Home design: Single-family residence
• Construction: Built as a residential single-family property
• Exterior features: Lot includes crops

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Residential single-family interior

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $60k).

Location & tenants

• Location reads 38/100 on livability (#1,190 in NY) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A, cost of living B; Watch: health & safety C-, schools F, amenities F.
• Saranac Lake Central School District (town): math 35% / reading 48% proficiency, ranked #497 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 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 $2k of equity ($415 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 5.8

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: 25.5%
• Equity multiple: 2.45×
• Total profit: $24,339
• Equity at exit: $26,979

10-year hold

• IRR: 26.3%
• Equity multiple: 4.73×
• Total profit: $62,709
• Equity at exit: $41,577

Cash invested: $16,800 (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 12939

• Active inventory: 3
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $268

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 64%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $60,000 Active 14 DOM
2. 2026-06-17
   days on market $60,000 Active 13 DOM
3. 2026-06-16
   days on market $60,000 Active 12 DOM
4. 2026-06-15
   days on market $60,000 Active 11 DOM
5. 2026-06-13
   days on market $60,000 Active 9 DOM
6. 2026-06-12
   days on market $60,000 Active 8 DOM
7. 2026-06-09
   days on market $60,000 Active 5 DOM
8. 2026-06-08
   days on market $60,000 Active 4 DOM
9. 2026-06-07
   days on market $60,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $60,000 Active 2 DOM

ⓘ 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 3/10 Moderate 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $10,376
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$1,745
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $2,643/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its exterior, interior, and systems, significantly impacting its value. Immediate attention to these issues is crucial for increasing its resale or rental value.

Repairs flagged

• Major roof — Signs of significant damage
• Major exterior siding — Severe weathering
• Major paint — Peeling and faded
• Major flooring — Worn and uneven
• Major interior walls — Painted walls with visible wear
• Major bathrooms — Dirty and in need of cleaning
• Major systems — Likely outdated and in need of replacement

Value-add opportunities

• Both Paint and repair exterior — Enhances curb appeal and value
• Both Replace flooring — Improves living space and rental appeal
• Both Clean and update bathrooms — Enhances functionality and rental appeal
• Both Replace roof and exterior siding — Ensures structural integrity and enhances curb appeal
• Both Replace interior walls and flooring — Improves living space and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant damage	Major	$15,000–50,000
exterior siding · Severe weathering	Major	$15,000–50,000
paint · Peeling and faded	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
bathrooms · Dirty and in need of cleaning	Major	$15,000–50,000
systems · Likely outdated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Paint and repair exterior — Enhances curb appeal and value ↑
• Both Replace flooring — Improves living space and rental appeal ↑
• Both Clean and update bathrooms — Enhances functionality and rental appeal ↑
• Both Replace roof and exterior siding — Ensures structural integrity and enhances curb appeal ↑
• Both Replace interior walls and flooring — Improves living space and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Saranac Lake Central School District
• NCES district ID: 3625740
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 48% ▲ 7.00%
• Median HH income: $50,434
• Composite: 35.73/100
• National rank: #4856
• State rank: #497 of 590 in NY

Livability — Paul Smiths

• Score: 38/100
• State rank: #1190
• US rank: #27527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 162

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 (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Italian 14% Lithuanian 7% Serbian 4%

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: —
• Current HPI: —
• 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

• 2026-06-03 Listed $60,000 ACVMLS