34 N Village Ln · Ticonderoga, NY 12883

$99,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 110 Days on market

Built 1976 0.70 ac lot $80/sqft · 53% 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 +25.6/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.2% 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.
• Market conditions: 59 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 $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 110 days — a 9% lower offer ($91k) 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 $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $213,479
• List price: $99,500
• Delta: -53.39%
• 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
41 Saint Claire St	0.44mi	3/1.5	1,213 (-3%)	1mo	$229,900	$190	72
38 Third Ave	0.41mi	3/1.0	1,323 (+6%)	1mo	$228,500	$173	66
1076 Wicker St	0.64mi	3/1.0	1,242 (-0%)	2mo	$145,000	$117	64
12 3rd Ave	0.45mi	3/1.0	1,150 (-8%)	1mo	$160,000	$139	61
124 Lake George Ave	0.66mi	3/2.0	1,304 (+4%)	2mo	$64,900	$50	60
5 Park Ave	0.35mi	3/1.5	1,200 (-4%)	22mo	$175,000	$146	57
29 St Clair St	0.49mi	4/2.0 (+1)	1,344 (+8%)	5mo	$211,150	$157	56
139 Lake George Ave	0.58mi	3/2.0	1,276 (+2%)	16mo	$89,000	$70	56
46 Third Ave	0.41mi	3/1.0	1,305 (+5%)	19mo	$195,000	$149	54
6 Holcomb Ave	0.60mi	3/2.0	1,300 (+4%)	18mo	$229,900	$177	50
22 George St	0.62mi	3/2.0	1,116 (-11%)	6mo	$195,000	$175	49

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: 31.6%
• Equity multiple: 3.48×
• Total profit: $69,077
• Equity at exit: $89,637

10-year hold

• IRR: 27.3%
• Equity multiple: 7.88×
• Total profit: $191,657
• 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 →

ZIP-level market 12883

• Home prices YoY: 14.5%
• Active inventory: 59
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $234

Break-even live

Break-even rent $794

Max offer price $99,500

Occupancy floor 74%

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
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $99,500 Active 110 DOM
2. 2026-06-17
   days on market $99,500 Active 109 DOM
3. 2026-06-16
   days on market $99,500 Active 108 DOM
4. 2026-06-15
   days on market $99,500 Active 107 DOM
5. 2026-06-13
   days on market $99,500 Active 105 DOM
6. 2026-06-12
   days on market $99,500 Active 104 DOM
7. 2026-06-09
   days on market $99,500 Active 101 DOM
8. 2026-06-08
   days on market $99,500 Active 100 DOM
9. 2026-06-07
   days on market $99,500 Active 99 DOM
10. 2026-06-07
    days on market $99,500 Active 98 DOM
11. 2026-06-04
    days on market $99,500 Active 95 DOM
12. 2026-06-02
    days on market $99,500 Active 94 DOM
13. 2026-06-01
    days on market $99,500 Active 93 DOM
14. 2026-05-31
    days on market $99,500 Active 92 DOM
15. 2026-03-23
    status Active 418-char remark

    Show marketing remark (418 chars)

    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.

16. 2026-03-23
    price $99,500 418-char remark

    Show marketing remark (418 chars)

    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.

17. 2025-12-05
    status Pending 418-char remark

    Show marketing remark (418 chars)

    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.

18. 2025-11-12
    listed $99,900 Active 634-char remark

    Show marketing remark (418 chars)

    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.

19. 2025-11-12
    listed $99,900 Active 418-char remark

    Show marketing remark (418 chars)

    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.

20. 2024-07-01
    status Pending
21. 2024-06-27
    historical
22. 2024-06-18
    price $99,500
23. 2024-06-11
    price $119,000
24. 2024-05-20
    listed $129,900 Active

ⓘ 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: $13,088
• − Mortgage interest: −$5,574
• − Property taxes: −$772
• − Insurance: −$498
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,895
• Taxable income: $1,256
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,507/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: 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

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
• Population (ZIP): 4,781

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 12% Romanian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% German/W. Germanic 1% Spanish 1%

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

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.