780 Diamond Point Rd · Lake George, NY 12824

$454,000

3 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 153 Days on market

Built 1900 0.25 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 +15.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful Diamond Point home circa 1900 updated to period perfection. 3 bedrooms with a possible 4th/office. 2 Porches one of which is screened-in in rear over looking falling stream in backyard. Wainscotting throughout the home. Peek a boo lake views and LAKE ACCESS to private Diamond Point beach. 1 car attached garage and parking for 4-5 additional cars. Furnishings included. Open House 8-27 2-4pm

Key facts

• Walking distance
• Private beach
• Lake rights

Tags

• LAKE RIGHTS
• PRIVATE BEACH
• WALKING DISTANCE

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway parking; Garage door opener; Parking under residence; Total parking for 5 vehicles
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Septic tank
• Home design: Single family residence
• Construction: Vinyl siding; Brick/mortar and stone foundation; Slate and asphalt roof
• Exterior features: Rear screened porch; Front porch; Patio/porch areas; Garage(s) on the property; Mountain and wooded views; On-property stream

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom on the second floor; Additional bedrooms on the second floor
• Flooring: Vinyl; Carpet; Hardwood
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Baseboard heating; Forced air heating; Window unit cooling
• Interior features: Total of 10 rooms; Three-season room; Exterior-entry, partial, unfinished basement; Smoke and carbon monoxide detectors
• Laundry & utility: Washer and dryer included; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $454k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $369k (18.7% below list).
• Recommended offer: $369k (18.7% below list) — sets the bar for 1% rule.

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: 25 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 $49k of equity ($3k loan paydown + $45k 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 $127k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $235k; list at $454k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $369,079 (18.7% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 10.3

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: $254,111
• Equity at exit: $408,999

10-year hold

• IRR: 22.1%
• Equity multiple: 6.84×
• Total profit: $742,518
• Equity at exit: $882,022

Cash invested: $127,120 (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 12824

• Home prices YoY: 4.3%
• Active inventory: 25
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,691 medium
• Mortgage (P&I): −$2,381
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$189
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $110

Break-even live

Break-even rent $3,552

Max offer price $454,000

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: $113,500
• Closing costs: $13,620
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $454,000 Active 153 DOM
2. 2026-06-17
   days on market $454,000 Active 152 DOM
3. 2026-06-16
   days on market $454,000 Active 151 DOM
4. 2026-06-15
   days on market $454,000 Active 150 DOM
5. 2026-06-13
   days on market $454,000 Active 148 DOM
6. 2026-06-12
   days on market $454,000 Active 147 DOM
7. 2026-06-09
   days on market $454,000 Active 144 DOM
8. 2026-06-08
   days on market $454,000 Active 143 DOM
9. 2026-06-07
   days on market $454,000 Active 142 DOM
10. 2026-06-07
    days on market $454,000 Active 141 DOM
11. 2026-06-04
    days on market $454,000 Active 138 DOM
12. 2026-06-02
    days on market $454,000 Active 137 DOM
13. 2026-06-01
    days on market $454,000 Active 136 DOM
14. 2026-05-31
    days on market $454,000 Active 135 DOM
15. 2026-05-20
    status Active
16. 2026-05-12
    historical Contingent
17. 2026-04-04
    price $454,000
18. 2026-02-17
    price $464,000
19. 2026-02-17
    price $46,400
20. 2026-01-15
    listed $479,000 Active
21. 2022-12-30
    soldstatus $235,000
22. 2022-12-16
    soldstatus $235,000 Closed 405-char remark

    Show marketing remark (405 chars)

    Beautiful Diamond Point home circa 1900 updated to period perfection. 3 bedrooms with a possible 4th/office. 2 Porches one of which is screened-in in rear over looking falling stream in backyard. Wainscotting throughout the home. Peek a boo lake views and LAKE ACCESS to private Diamond Point beach. 1 car attached garage and parking for 4-5 additional cars. Furnishings included. Open House 8-27 2-4pm

23. 2022-11-09
    historical Contingent 405-char remark

    Show marketing remark (405 chars)

    Beautiful Diamond Point home circa 1900 updated to period perfection. 3 bedrooms with a possible 4th/office. 2 Porches one of which is screened-in in rear over looking falling stream in backyard. Wainscotting throughout the home. Peek a boo lake views and LAKE ACCESS to private Diamond Point beach. 1 car attached garage and parking for 4-5 additional cars. Furnishings included. Open House 8-27 2-4pm

24. 2022-10-27
    price $274,900 405-char remark

    Show marketing remark (405 chars)

    Beautiful Diamond Point home circa 1900 updated to period perfection. 3 bedrooms with a possible 4th/office. 2 Porches one of which is screened-in in rear over looking falling stream in backyard. Wainscotting throughout the home. Peek a boo lake views and LAKE ACCESS to private Diamond Point beach. 1 car attached garage and parking for 4-5 additional cars. Furnishings included. Open House 8-27 2-4pm

25. 2022-09-11
    price $299,000 405-char remark

    Show marketing remark (405 chars)

    Beautiful Diamond Point home circa 1900 updated to period perfection. 3 bedrooms with a possible 4th/office. 2 Porches one of which is screened-in in rear over looking falling stream in backyard. Wainscotting throughout the home. Peek a boo lake views and LAKE ACCESS to private Diamond Point beach. 1 car attached garage and parking for 4-5 additional cars. Furnishings included. Open House 8-27 2-4pm

26. 2022-08-19
    price $339,000 405-char remark

    Show marketing remark (405 chars)

    Beautiful Diamond Point home circa 1900 updated to period perfection. 3 bedrooms with a possible 4th/office. 2 Porches one of which is screened-in in rear over looking falling stream in backyard. Wainscotting throughout the home. Peek a boo lake views and LAKE ACCESS to private Diamond Point beach. 1 car attached garage and parking for 4-5 additional cars. Furnishings included. Open House 8-27 2-4pm

27. 2022-08-11
    listed $399,000 Active 405-char remark

    Show marketing remark (405 chars)

    Beautiful Diamond Point home circa 1900 updated to period perfection. 3 bedrooms with a possible 4th/office. 2 Porches one of which is screened-in in rear over looking falling stream in backyard. Wainscotting throughout the home. Peek a boo lake views and LAKE ACCESS to private Diamond Point beach. 1 car attached garage and parking for 4-5 additional cars. Furnishings included. Open House 8-27 2-4pm

28. 2001-12-14
    soldstatus $60,000

ⓘ 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: $2,164 · $180/mo
• Projected year-2 tax: $4,918 · $410/mo
• Expected delta: +$2,755/yr (+$230/mo · 127.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $44,289
• − Mortgage interest: −$25,431
• − Property taxes: −$2,164
• − Insurance: −$2,936
• − Repairs & maintenance: −$3,543
• − Management: −$3,543
• − Depreciation: −$13,207
• Taxable loss: −$6,535
• Est. tax savings @ 24.0%: +$1,568
• After-tax cash flow: $2,887/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): 1,022

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Romanian 9% Italian 6% Portuguese 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 2% 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: ▲ 22.29%
• Current HPI: 541.3635
• 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

+656.7% since first listed

14 events — show timeline

• 2026-05-20 Relisted — Global MLS
• 2026-05-12 Contingent — Global MLS
• 2026-04-04 Price Changed $454,000 Global MLS
• 2026-02-17 Price Changed $464,000 Global MLS
• 2026-02-17 Price Changed $46,400 Global MLS
• 2026-01-15 Listed $479,000 Global MLS
• 2022-12-30 Sold (Public Records) $235,000 Public Records
• 2022-12-16 Sold (MLS) $235,000 Global MLS
• 2022-11-09 Contingent — Global MLS
• 2022-10-27 Price Changed $274,900 Global MLS
• 2022-09-11 Price Changed $299,000 Global MLS
• 2022-08-19 Price Changed $339,000 Global MLS
• 2022-08-11 Listed $399,000 Global MLS
• 2001-12-14 Sold (Public Records) $60,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,164 · +11.6% YoY. Source: county tax records.