23 Front St · Tupper Lake, NY 12986

$70,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 247 Days on market

Built 1900 4,356 sqft lot $66/sqft · 60% 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
• 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

Bring your tools and imagination to 23 Front Street! This fixer-upper offers a convenient location in the heart of Tupper Lake, close to local shops, restaurants, and the scenic waterfront. Whether you're an investor, contractor, or ambitious homeowner, this ''as-is'' sale presents a chance to transform this diamond in the rough into something special.

Key facts

• Close to restaurants
• Scenic waterfront
• Heart of tupper lake

Tags

• CONVENIENT LOCATION
• HEART OF TUPPER LAKE
• CLOSE TO LOCAL SHOPS
• CLOSE TO RESTAURANTS
• SCENIC WATERFRONT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 $3k of equity ($484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.53% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (median comp): $175,312
• List price: $70,000
• Delta: -60.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Wawbeek Ave	0.05mi	3/2.0	1,107 (+4%)	8mo	$179,000	$162	80
44 Lakeview Ave Ave	0.27mi	3/1.0	1,124 (+6%)	8mo	$68,000	$60	71
37 Broad St	0.19mi	3/1.5	1,160 (+9%)	4mo	$180,000	$155	70
28 High St	0.10mi	2/1.5 (-1)	1,122 (+6%)	18mo	$187,200	$167	64
6 Mclaughlin Avenue Ave	0.26mi	3/1.5	1,200 (+13%)	9mo	$190,000	$158	57
12 Pleasant Ave	0.36mi	3/2.0	1,000 (-6%)	19mo	$195,000	$195	54
228 Park St	0.36mi	3/1.5	1,144 (+8%)	20mo	$187,500	$164	52
5 Cassell Lane Ln	0.15mi	4/2.0 (+1)	1,207 (+14%)	12mo	$236,500	$196	51
83 Mclaughlin Ave Ave	0.39mi	2/1.0 (-1)	988 (-7%)	19mo	$165,000	$167	50
14 Lindsay Ave	0.33mi	3/1.0	1,200 (+13%)	22mo	$139,900	$117	45
5 Becky Avenue Ave	0.68mi	3/2.0	1,152 (+8%)	19mo	$252,000	$219	34

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: 25.8%
• Equity multiple: 2.54×
• Total profit: $30,141
• Equity at exit: $35,285

10-year hold

• IRR: 25.8%
• Equity multiple: 4.97×
• Total profit: $77,830
• Equity at exit: $57,549

Cash invested: $19,600 (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: $1,068 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $284

Break-even live

Break-even rent $709

Max offer price $70,000

Occupancy floor 68%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $70,000 Active 247 DOM
2. 2026-06-17
   days on market $70,000 Active 246 DOM
3. 2026-06-16
   days on market $70,000 Active 245 DOM
4. 2026-06-15
   days on market $70,000 Active 244 DOM
5. 2026-06-13
   days on market $70,000 Active 242 DOM
6. 2026-06-12
   days on market $70,000 Active 241 DOM
7. 2026-06-09
   days on market $70,000 Active 238 DOM
8. 2026-06-08
   days on market $70,000 Active 237 DOM
9. 2026-06-07
   days on market $70,000 Active 236 DOM
10. 2026-06-07
    days on market $70,000 Active 235 DOM
11. 2026-06-04
    days on market $70,000 Active 232 DOM
12. 2026-06-02
    days on market $70,000 Active 231 DOM
13. 2026-06-01
    days on market $70,000 Active 230 DOM
14. 2026-05-31
    days on market $70,000 Active 229 DOM
15. 2026-04-12
    price $70,000 355-char remark

    Show marketing remark (355 chars)

    Bring your tools and imagination to 23 Front Street! This fixer-upper offers a convenient location in the heart of Tupper Lake, close to local shops, restaurants, and the scenic waterfront. Whether you're an investor, contractor, or ambitious homeowner, this ''as-is'' sale presents a chance to transform this diamond in the rough into something special.

16. 2025-10-14
    listed $79,900 Active 355-char remark

    Show marketing remark (355 chars)

    Bring your tools and imagination to 23 Front Street! This fixer-upper offers a convenient location in the heart of Tupper Lake, close to local shops, restaurants, and the scenic waterfront. Whether you're an investor, contractor, or ambitious homeowner, this ''as-is'' sale presents a chance to transform this diamond in the rough into something special.

17. 2024-05-07
    soldstatus $60,000
18. 2024-05-06
    soldstatus $60,000 Closed 139-char remark

    Show marketing remark (139 chars)

    Motivated seller. Bring an offer! This home is within walking distance to the TLHS and Park St businesses. This home is being sold 'AS IS'

19. 2024-03-31
    status Pending 139-char remark

    Show marketing remark (139 chars)

    Motivated seller. Bring an offer! This home is within walking distance to the TLHS and Park St businesses. This home is being sold 'AS IS'

20. 2024-03-01
    price $65,000 139-char remark

    Show marketing remark (139 chars)

    Motivated seller. Bring an offer! This home is within walking distance to the TLHS and Park St businesses. This home is being sold 'AS IS'

21. 2024-02-26
    price $89,900 139-char remark

    Show marketing remark (139 chars)

    Motivated seller. Bring an offer! This home is within walking distance to the TLHS and Park St businesses. This home is being sold 'AS IS'

22. 2023-11-20
    price $94,900 139-char remark

    Show marketing remark (139 chars)

    Motivated seller. Bring an offer! This home is within walking distance to the TLHS and Park St businesses. This home is being sold 'AS IS'

23. 2023-11-06
    listed $99,900 Active 139-char remark

    Show marketing remark (139 chars)

    Motivated seller. Bring an offer! This home is within walking distance to the TLHS and Park St businesses. This home is being sold 'AS IS'

24. 2018-06-06
    soldstatus $10,000
25. 2017-10-05
    listed $24,900
26. 2006-07-31
    soldstatus $63,600

ⓘ 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: $1,965 · $164/mo
• Projected year-2 tax: $1,965 · $164/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥88°F today · 18 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: $12,815
• − Mortgage interest: −$3,921
• − Property taxes: −$1,965
• − Insurance: −$350
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,036
• Taxable income: $2,492
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $2,805/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

+10.1% since first listed

12 events — show timeline

• 2026-04-12 Price Changed $70,000 ACVMLS
• 2025-10-14 Listed $79,900 ACVMLS
• 2024-05-07 Sold (Public Records) $60,000 Public Records
• 2024-05-06 Sold (MLS) $60,000 ACVMLS
• 2024-03-31 Pending — ACVMLS
• 2024-03-01 Price Changed $65,000 ACVMLS
• 2024-02-26 Price Changed $89,900 ACVMLS
• 2023-11-20 Price Changed $94,900 ACVMLS
• 2023-11-06 Listed $99,900 ACVMLS
• 2018-06-06 Sold (MLS) $10,000 ACVMLS
• 2017-10-05 Listed $24,900 ACVMLS
• 2006-07-31 Sold (Public Records) $63,600 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,965 · +4.0% YoY. Source: county tax records.