34 N Village Ln · Ticonderoga, NY 12883

$99,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 173 Days on market

Built 1976 Poor condition 0.70 ac lot $80/sqft · 55% below area ↓ 23% since listing

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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
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• 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

Listing remarks MLS

Back on Market, great Investor opportunity in great single family neighborhood! This property is ready for renovation, making it an ideal fix-and-flip or rental investment. Situated on a spacious lot in a quiet neighborhood. Minutes to all town amenities and Adirondack attractions, this is a great chance to invest in a desirable area. Priced to sell, single family home with immediate equity. Assignment of Contract.

Key facts

• Spacious lot
• Town amenities
• 0.7 acre lot

Tags

• SPACIOUS LOT
• TOWN AMENITIES
• ADIRONDACK ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 1 comparable units currently listed for rent nearby; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($688 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $223,098
• List price: $99,500
• Delta: -55.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Saint Claire St	0.44mi	3/1.5	1,213 (-3%)	5mo	$229,900	$190	69
38 Third Ave	0.41mi	3/1.0	1,323 (+6%)	6mo	$228,500	$173	62
8 Park Ave	0.32mi	3/1.0	1,380 (+11%)	3mo	$49,900	$36	61
1076 Wicker St	0.64mi	3/1.0	1,242 (-0%)	6mo	$145,000	$117	60
12 3rd Ave	0.45mi	3/1.0	1,150 (-8%)	6mo	$160,000	$139	58
124 Lake George Ave	0.66mi	3/2.0	1,304 (+4%)	7mo	$64,900	$50	56
26 3rd Ave	0.42mi	2/1.5 (-1)	1,394 (+12%)	2mo	$117,500	$84	52
29 St Clair St	0.49mi	4/2.0 (+1)	1,344 (+8%)	9mo	$211,150	$157	52
139 Lake George Ave	0.58mi	3/2.0	1,276 (+2%)	21mo	$89,000	$70	52
46 Third Ave	0.41mi	3/1.0	1,305 (+5%)	23mo	$195,000	$149	50
6 Holcomb Ave	0.60mi	3/2.0	1,300 (+4%)	23mo	$229,900	$177	46
22 George St	0.62mi	3/2.0	1,116 (-11%)	10mo	$195,000	$175	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 39.7%
• Equity multiple: 4.04×
• Total profit: $84,648
• Equity at exit: $89,637

10-year hold

• IRR: 34.2%
• Equity multiple: 9.09×
• Total profit: $225,279
• Equity at exit: $193,307

Cash invested: $27,860 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 11 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $139,000 ($103/sqft)
• Median days on market: 119 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +74.1% 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: 5.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $478

Break-even live

Break-even rent $794

Max offer price $99,500

Occupancy floor 61%

Sensitivity live

Price	-10% $535	-5% $507	+0% $478	+5% $450	+10% $422
Rent	-10% $368	-5% $423	+0% $478	+5% $534	+10% $589
Rate	-1.0pp $529	-0.5pp $504	base $478	+0.5pp $453	+1.0pp $426

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: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Mount Hope Ave Ticonderoga, NY	2.0	1.0	700	$1,400	$2.00	37d	1	0.28mi

Listing history 50 events

1. 2026-08-20
   days on market $99,500 Active 173 DOM
2. 2026-08-19
   days on market $99,500 Active 172 DOM
3. 2026-08-18
   days on market $99,500 Active 171 DOM
4. 2026-08-17
   days on market $99,500 Active 170 DOM
5. 2026-08-16
   days on market $99,500 Active 169 DOM
6. 2026-08-15
   days on market $99,500 Active 168 DOM
7. 2026-08-13
   days on market $99,500 Active 166 DOM
8. 2026-08-12
   days on market $99,500 Active 165 DOM
9. 2026-08-11
   days on market $99,500 Active 164 DOM
10. 2026-08-10
    days on market $99,500 Active 163 DOM
11. 2026-08-09
    days on market $99,500 Active 162 DOM
12. 2026-08-08
    days on market $99,500 Active 161 DOM
13. 2026-08-07
    days on market $99,500 Active 160 DOM
14. 2026-08-06
    days on market $99,500 Active 159 DOM
15. 2026-08-05
    days on market $99,500 Active 158 DOM
16. 2026-08-04
    days on market $99,500 Active 157 DOM
17. 2026-08-03
    days on market $99,500 Active 156 DOM
18. 2026-07-31
    days on market $99,500 Active 153 DOM
19. 2026-07-30
    days on market $99,500 Active 152 DOM
20. 2026-07-29
    days on market $99,500 Active 151 DOM
21. 2026-07-27
    days on market $99,500 Active 149 DOM
22. 2026-07-25
    days on market $99,500 Active 147 DOM
23. 2026-07-24
    days on market $99,500 Active 146 DOM
24. 2026-07-23
    days on market $99,500 Active 145 DOM
25. 2026-07-22
    days on market $99,500 Active 144 DOM
26. 2026-07-21
    days on market $99,500 Active 143 DOM
27. 2026-07-20
    days on market $99,500 Active 142 DOM
28. 2026-07-18
    days on market $99,500 Active 140 DOM
29. 2026-07-16
    days on market $99,500 Active 138 DOM
30. 2026-07-15
    days on market $99,500 Active 137 DOM
31. 2026-07-14
    days on market $99,500 Active 136 DOM
32. 2026-07-13
    days on market $99,500 Active 135 DOM
33. 2026-07-12
    days on market $99,500 Active 134 DOM
34. 2026-07-12
    days on market $99,500 Active 133 DOM
35. 2026-07-10
    days on market $99,500 Active 132 DOM
36. 2026-07-09
    days on market $99,500 Active 131 DOM
37. 2026-07-07
    days on market $99,500 Active 129 DOM
38. 2026-07-06
    days on market $99,500 Active 128 DOM
39. 2026-07-05
    days on market $99,500 Active 127 DOM
40. 2026-07-05
    days on market $99,500 Active 126 DOM
41. 2026-07-03
    days on market $99,500 Active 125 DOM
42. 2026-07-03
    days on market $99,500 Active 124 DOM
43. 2026-07-01
    days on market $99,500 Active 123 DOM
44. 2026-06-30
    days on market $99,500 Active 122 DOM
45. 2026-06-29
    days on market $99,500 Active 121 DOM
46. 2026-06-28
    days on market $99,500 Active 120 DOM
47. 2026-06-27
    days on market $99,500 Active 119 DOM
48. 2026-06-26
    days on market $99,500 Active 118 DOM
49. 2026-06-22
    days on market $99,500 Active 114 DOM
50. 2026-06-21
    days on market $99,500 Active 113 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: $772 · $64/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: +$455/yr (+$38/mo · 59.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,800
• − Mortgage interest: −$5,574
• − Property taxes: −$772
• − Insurance: −$498
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,895
• Taxable income: $4,375
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $4,692/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $62,400–$112,320 screening

This property requires extensive renovation and repairs, including structural, electrical, and plumbing work. Immediate value can be added through basic maintenance and cosmetic updates.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Major Exposed wiring — Safety hazard
• Major Exposed plumbing — Leak risk
• Major Exposed drywall — Structural integrity risk
• Major Missing cabinets — Functionality loss
• Major Missing fixtures — Functionality loss
• Major Missing appliances — Functionality loss

Value-add opportunities

• Both Landscaping and curb appeal — Improves aesthetics and first impression ↑
• Both Painting and repairs — Enhances interior and exterior appearance ↑
• Both Kitchen and bathroom updates — Improves functionality and value ↑
• Both Structural repairs — Ensures safety and longevity ↑

ⓘ 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

Price history

-23.4% since first listed

10 events — show timeline

• 2026-03-23 Relisted — Global MLS
• 2026-03-23 Price Changed $99,500 Global MLS
• 2025-12-05 Pending — Global MLS
• 2025-11-12 Listed $99,900 ACVMLS
• 2025-11-12 Listed $99,900 Global MLS
• 2024-07-01 Pending — Global MLS
• 2024-06-27 Listing Removed — Global MLS
• 2024-06-18 Price Changed $99,500 Global MLS
• 2024-06-11 Price Changed $119,000 Global MLS
• 2024-05-20 Listed $129,900 Global MLS

Property tax history

-10.6%/yr

Latest (2025): $772 · -35.1% YoY. Source: county tax records.