3 Park Ave · Ticonderoga, NY 12883

$249,900

24 bd · 16.0 ba · 4,487 sqft · MultiFamily public records · 47 Days on market

Built 1940 Poor condition 8,712 sqft lot $56/sqft · 67% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

sold ''as is'', needs work, some broken pipes, cosmetics, etc., offer offers to be in proper written form to be presented, contract, copy of PQ and deposit req.

Key facts

• New bath
• New kitchen
• New siding

Tags

• NEW SIDING
• WASHER DRYER HOOKUPS
• NEW KITCHEN
• NEW BATH
• CONVENIENT LOCATION
• WALKING DISTANCE TO BUSINESSES

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $250k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $732/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.9% in Ticonderoga — 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 77/100 on livability (#182 in NY, #2,828 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, amenities D+, commute F.
• Ticonderoga Central School District (rural): math 41% / reading 50% proficiency, ranked #459 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ticonderoga Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 360 students, 65% FRL); Ticonderoga Junior-Senior High School (math 42% / reading 47%, grade F, #1,032 of 1,100 statewide, top 95%, 359 students, 57% FRL) — zoned schools average 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Essex County population projected at -20% 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.
• Current owner paid $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.32% ✓
• Cap rate: 20.35%
• Cash-on-cash: 50.22%
• DSCR: 3.23
• GRM: 3.6

CMA / ARV

• ARV (median comp): $540,689
• List price: $249,900
• Delta: -53.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.8%
• Equity multiple: 5.61×
• Total profit: $322,655
• Equity at exit: $225,130

10-year hold

• IRR: 57.4%
• Equity multiple: 12.48×
• Total profit: $803,585
• Equity at exit: $485,501

Cash invested: $69,972 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $79,900 ($20/sqft)
• Median days on market: 41 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +512.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12883

• Home prices YoY: 14.5%
• Active inventory: 87
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $5,803 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$241 /mo · $2,896/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,219
• Net cashflow: $2,928

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$5,804
Total (4 units)			$5,803

Break-even live

Break-even rent $2,096

Max offer price $249,900

Occupancy floor 45%

Sensitivity live

Price	-10% $3,070	-5% $2,999	+0% $2,928	+5% $2,858	+10% $2,787
Rent	-10% $2,470	-5% $2,699	+0% $2,928	+5% $3,158	+10% $3,387
Rate	-1.0pp $3,054	-0.5pp $2,992	base $2,928	+0.5pp $2,864	+1.0pp $2,798

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: $62,475
• Closing costs: $7,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: 5 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Quadruplex
• Construction: Vinyl siding
• Exterior features: Shingle roofOther exterior featuresLot approximately 0.2 acres (about 8,712 sq ft)

Interior

• Bedrooms: Unit 1: 2 bedroomsUnit 2: 2 bedroomsUnit 3: 1 bedroomUnit 4: 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: 4 full bathrooms totalFull bath on 1st floorTwo full baths on 2nd floorFull bath on 3rd floor
• Heating & cooling: Forced air heatingWindow air conditioning units
• Interior features: Vinyl flooringFull basement

Listing history 50 events

1. 2026-11-08
   days on market $249,900 Active 47 DOM
2. 2026-11-07
   days on market $249,900 Active 46 DOM
3. 2026-11-06
   days on market $249,900 Active 45 DOM
4. 2026-11-05
   days on market $249,900 Active 44 DOM
5. 2026-11-04
   days on market $249,900 Active 43 DOM
6. 2026-11-02
   days on market $249,900 Active 41 DOM
7. 2026-11-01
   days on market $249,900 Active 40 DOM
8. 2026-10-31
   days on market $249,900 Active 39 DOM
9. 2026-10-31
   days on market $249,900 Active 38 DOM
10. 2026-10-29
    days on market $249,900 Active 37 DOM
11. 2026-10-28
    days on market $249,900 Active 36 DOM
12. 2026-10-27
    days on market $249,900 Active 35 DOM
13. 2026-10-26
    days on market $249,900 Active 34 DOM
14. 2026-10-25
    days on market $249,900 Active 33 DOM
15. 2026-10-24
    days on market $249,900 Active 32 DOM
16. 2026-10-23
    days on market $249,900 Active 31 DOM
17. 2026-10-22
    days on market $249,900 Active 30 DOM
18. 2026-10-21
    days on market $249,900 Active 29 DOM
19. 2026-10-20
    days on market $249,900 Active 28 DOM
20. 2026-10-19
    days on market $249,900 Active 27 DOM
21. 2026-10-18
    days on market $249,900 Active 26 DOM
22. 2026-10-17
    days on market $249,900 Active 25 DOM
23. 2026-10-16
    days on market $249,900 Active 24 DOM
24. 2026-10-15
    days on market $249,900 Active 23 DOM
25. 2026-10-14
    days on market $249,900 Active 22 DOM
26. 2026-10-13
    days on market $249,900 Active 21 DOM
27. 2026-10-11
    days on market $249,900 Active 19 DOM
28. 2026-10-10
    days on market $249,900 Active 18 DOM
29. 2026-10-09
    days on market $249,900 Active 17 DOM
30. 2026-10-08
    days on market $249,900 Active 16 DOM
31. 2026-10-07
    days on market $249,900 Active 15 DOM
32. 2026-10-06
    days on market $249,900 Active 14 DOM
33. 2026-10-05
    days on market $249,900 Active 13 DOM
34. 2026-10-04
    days on market $249,900 Active 12 DOM
35. 2026-10-03
    days on market $249,900 Active 11 DOM
36. 2026-10-02
    days on market $249,900 Active 10 DOM
37. 2026-10-01
    days on market $249,900 Active 9 DOM
38. 2026-09-30
    days on market $249,900 Active 8 DOM
39. 2026-09-29
    days on market $249,900 Active 7 DOM
40. 2026-09-28
    days on market $249,900 Active 6 DOM
41. 2026-09-27
    days on market $249,900 Active 5 DOM
42. 2026-09-26
    days on market $249,900 Active 4 DOM
43. 2026-09-25
    days on market $249,900 Active 3 DOM
44. 2026-09-24
    days on market $249,900 Active 2 DOM
45. 2026-09-23
    days on marketlisting id $249,900 Active 1 DOM
46. 2026-09-17
    days on market $249,900 Active 364 DOM
47. 2026-09-17
    days on market $249,900 Active 363 DOM
48. 2026-09-16
    days on market $249,900 Active 362 DOM
49. 2026-09-14
    days on market $249,900 Active 361 DOM
50. 2026-09-13
    days on market $249,900 Active 360 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: $2,896 · $241/mo
• Projected year-2 tax: $3,560 · $297/mo
• Expected delta: +$663/yr (+$55/mo · 22.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,636
• − Mortgage interest: −$13,998
• − Property taxes: −$2,896
• − Insurance: −$1,250
• − Repairs & maintenance: −$5,571
• − Management: −$5,571
• − Depreciation: −$7,270
• Taxable income: $33,080
• Est. tax owed @ 24.0%: −$7,939
• After-tax cash flow: $27,201/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $224,350–$403,830 screening

This 4-unit apartment building requires extensive repairs and updates to its roof, exterior, interior, and landscaping. Immediate action is needed to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior siding — Severe weathering
• Major paint — Peeling and dull
• Major flooring — Worn-out carpet
• Major interior walls — Old and dull paint
• Major landscaping — Overgrown grass

Value-add opportunities

• Both new roof — Essential for safety and value ↑
• Both exterior siding and paint — Improves curb appeal and value ↑
• Both new flooring — Enhances living space and appeal ↑
• Both paint interior walls — Fresh paint improves aesthetics and value ↑
• Both landscaping — Aesthetically pleasing and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Ticonderoga Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 High Ticonderoga Junior-Senior High School F NY #1,032/1,100 Nat'l #6,890/17,239

Schools (NCES district)

• District: Ticonderoga Central School District
• NCES district ID: 3628680
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $46,111
• Composite: 38.65/100
• National rank: #4150
• State rank: #459 of 590 in NY

B Composite livability gradescore 77/100

Livability — Ticonderoga

• Score: 77/100
• State rank: #182
• US rank: #2828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ticonderoga, NY
• County: Essex · 36,758 people
• Population (ZIP): 4,781
• Household income: $67,532
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 15% of renters

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Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

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Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.24%
• Current HPI: 301.3984
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: 5 parking spaces
• Utilities: Public waterPublic sewer
• Home design: Quadruplex
• Construction: Vinyl siding
• Exterior features: Shingle roofOther exterior featuresLot approximately 0.2 acres (about 8,712 sq ft)

Interior

• Bedrooms: Unit 1: 2 bedroomsUnit 2: 2 bedroomsUnit 3: 1 bedroomUnit 4: 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: 4 full bathrooms totalFull bath on 1st floorTwo full baths on 2nd floorFull bath on 3rd floor
• Heating & cooling: Forced air heatingWindow air conditioning units
• Interior features: Vinyl flooringFull basement

Price history

+192.3% since first listed

10 events — show timeline

• 2026-09-22 Listed $249,900 Global MLS
• 2026-09-07 Price Changed $249,900 Global MLS
• 2026-08-11 Listed for Rent $1,050 GLOBALMLS
• 2025-11-09 Contingent — Global MLS
• 2025-11-09 Listing Removed — Global MLS
• 2025-09-17 Listed $269,900 Global MLS
• 2025-09-16 Sold (Public Records) $130,000 Public Records
• 2004-04-13 Sold (MLS) $36,000 Global MLS
• 2003-04-04 Listed $44,500 Global MLS
• 2000-05-08 Sold (Public Records) $85,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,896 · +0.3% YoY. Source: county tax records.