2664 State Route 30 · Tupper Lake, NY 12986

$179,900

3 bd · 3.0 ba · 2,880 sqft · MultiFamily public records · 392 Days on market

Built 1955 0.70 ac lot $62/sqft · 61% below area Est $303k · 41% under ↓ 22% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• Cash flow +5.4/30.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

Key facts

• Oversized garage
• Mixed-use zoning
• 0.7 acre lot

Tags

• OVERSIZED GARAGE
• BACK-UP HOUSE GENERATOR
• MIXED-USE ZONING
• HIGH VISIBILITY LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (27.3% below list).
• Recommended offer: $111k (38.4% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 1.8% 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: 64 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 $8k of equity ($1k loan paydown + $7k 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.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,778 (38.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 11.5

CMA / ARV

• ARV (median comp): $303,417
• List price: $179,900
• Delta: -40.71%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.12×
• Total profit: $6,086
• Equity at exit: $90,683

10-year hold

• IRR: 5.4%
• Equity multiple: 1.91×
• Total profit: $45,875
• Equity at exit: $147,900

Cash invested: $50,372 (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: 64
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$406 /mo · $4,867/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-391

Break-even live

Break-even rent $1,803

Max offer price $110,778

Occupancy floor —

Sensitivity live

Price	-10% $-289	-5% $-340	+0% $-391	+5% $-442	+10% $-493
Rent	-10% $-495	-5% $-443	+0% $-391	+5% $-340	+10% $-288
Rate	-1.0pp $-301	-0.5pp $-346	base $-391	+0.5pp $-438	+1.0pp $-485

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $179,900 Active 392 DOM
2. 2026-06-18
   days on market $179,900 Active 390 DOM
3. 2026-06-17
   days on market $179,900 Active 389 DOM
4. 2026-06-16
   days on market $179,900 Active 388 DOM
5. 2026-06-15
   days on market $179,900 Active 387 DOM
6. 2026-06-13
   days on market $179,900 Active 385 DOM
7. 2026-06-12
   days on market $179,900 Active 384 DOM
8. 2026-06-09
   days on market $179,900 Active 381 DOM
9. 2026-06-08
   days on market $179,900 Active 380 DOM
10. 2026-06-07
    days on market $179,900 Active 379 DOM
11. 2026-06-07
    days on market $179,900 Active 378 DOM
12. 2026-06-04
    days on market $179,900 Active 375 DOM
13. 2026-06-02
    days on market $179,900 Active 374 DOM
14. 2026-06-01
    days on market $179,900 Active 373 DOM
15. 2026-05-31
    days on market $179,900 Active 372 DOM
16. 2026-05-02
    status Active 1104-char remark

    Show marketing remark (1104 chars)

    Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

17. 2026-05-02
    historical 1104-char remark

    Show marketing remark (1104 chars)

    Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

18. 2026-03-24
    price $179,900 1104-char remark

    Show marketing remark (1104 chars)

    Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

19. 2026-01-07
    price $189,900 1104-char remark

    Show marketing remark (1104 chars)

    Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

20. 2025-09-15
    price $199,900 1104-char remark

    Show marketing remark (1104 chars)

    Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

21. 2025-08-01
    price $219,900 1104-char remark

    Show marketing remark (1104 chars)

    Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

22. 2025-05-24
    listed $229,900 Active 1104-char remark

    Show marketing remark (1104 chars)

    Here's your opportunity to preview a well-kept 3-bedroom, 2-bathroom family home that also includes a separate 1-bedroom apartment. This property is in move-in ready condition and presents a fantastic opportunity. The adjacent apartment has excellent potential for generating income through long-term rental or as an Airbnb. Additionally, the property features an oversized garage and workshop, which would be ideal for anyone needing extra workspace. A back-up house Generator is a huge bonus too. Inside the main house, you'll find a comfortable living room with a fireplace, a very functional kitchen, and nicely sized bedrooms. Both the front and back of the home feature porches, perfect for enjoying the outdoors. An added benefit of this property is its mixed-use zoning, which allows for home businesses in addition to residential use. The location also benefits from high visibility due to its position on the combined section of NYS Routes 3 & 30. Please feel free to reach out if you would like to schedule a time to see the property. Please schedule your showing 24 hours in advance!

ⓘ 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: $4,867 · $406/mo
• Projected year-2 tax: $4,867 · $406/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°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: $15,687
• − Mortgage interest: −$10,077
• − Property taxes: −$4,867
• − Insurance: −$900
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$5,233
• Taxable loss: −$7,901
• Est. tax savings @ 24.0%: +$1,896
• After-tax cash flow: $-2,799/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

• 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

-21.7% since first listed

7 events — show timeline

• 2026-05-02 Relisted — ACVMLS
• 2026-05-02 Delisted — ACVMLS
• 2026-03-24 Price Changed $179,900 ACVMLS
• 2026-01-07 Price Changed $189,900 ACVMLS
• 2025-09-15 Price Changed $199,900 ACVMLS
• 2025-08-01 Price Changed $219,900 ACVMLS
• 2025-05-24 Listed $229,900 ACVMLS

Property tax history

+5.1%/yr

Latest (2025): $4,867 · +5.9% YoY. Source: county tax records.