24 Rock St · Ticonderoga, NY 12883

$162,900

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 155 Days on market

Built 1910 4,356 sqft lot $150/sqft · 23% below area Est $182k · 10% under ↓ 3% 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 +12.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Charming old-style home with modern upgrades. Step into the perfect blend of character and comfort in this beautifully remodeled 1.5 story home. Move in ready 2 bedrooms with great natural light, with the second bedroom upstairs offering a cozy open layout. Completely remodeled interior thoughtfully updated from top to bottom. Newer appliances for a sleek efficient kitchen, keeping the old charm of original cupboards freshly repainted for a new modern look. Updated flooring, new windows, fixtures and paint throughout. Whether you're a first-time home buyer, downsizing or looking for a turnkey home with character, this property delivers the best of both worlds. Every detail has been refreshed allowing you to enjoy modern convenience. Being sold as is.

Key facts

• Remodeled interior
• Modern upgrades
• Newer appliances

Tags

• MODERN UPGRADES
• REMODELED INTERIOR
• NEWER APPLIANCES
• UPDATED FLOORING
• NEW WINDOWS
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (31.7% below list).
• Recommended offer: $111k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• 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: 60 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 $17k of equity ($1k loan paydown + $16k 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.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,246 (31.7% 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 155 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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. 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?
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: 0.68% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 12.2

CMA / ARV

• ARV (median comp): $181,789
• List price: $162,900
• Delta: -10.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Cannonball Path	0.25mi	2/1.5	1,044 (-4%)	6mo	$195,000	$187	75
39 Defiance St	0.21mi	3/2.0 (+1)	1,148 (+6%)	10mo	$170,000	$148	64
43 River Rd	0.34mi	2/1.5	1,177 (+8%)	9mo	$212,000	$180	61
9 Battery St	0.29mi	3/1.5 (+1)	1,113 (+2%)	19mo	$46,000	$41	60
73 River Rd	0.27mi	3/1.0 (+1)	1,000 (-8%)	13mo	$122,000	$122	58
3 Wayne Ave	0.65mi	2/1.0	1,028 (-6%)	19mo	$55,000	$54	44
23 Ell St	0.67mi	3/1.0 (+1)	1,140 (+5%)	17mo	$175,000	$154	41
4 Amherst Ave	0.54mi	2/2.0	1,251 (+15%)	22mo	$360,000	$288	28
5 Park Ave	0.73mi	3/1.5 (+1)	1,200 (+10%)	22mo	$175,000	$146	23

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $76,408
• Equity at exit: $146,753

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $234,645
• Equity at exit: $316,479

Cash invested: $45,612 (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: 60
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$854
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-193

Break-even live

Break-even rent $1,357

Max offer price $128,797

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-147	+0% $-193	+5% $-239	+10% $-285
Rent	-10% $-281	-5% $-237	+0% $-193	+5% $-149	+10% $-105
Rate	-1.0pp $-111	-0.5pp $-152	base $-193	+0.5pp $-235	+1.0pp $-278

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $162,900 Active 155 DOM
2. 2026-06-21
   days on market $162,900 Active 154 DOM
3. 2026-06-21
   days on market $162,900 Active 153 DOM
4. 2026-06-18
   days on market $162,900 Active 151 DOM
5. 2026-06-17
   days on market $162,900 Active 150 DOM
6. 2026-06-16
   days on market $162,900 Active 149 DOM
7. 2026-06-15
   days on market $162,900 Active 148 DOM
8. 2026-06-13
   days on market $162,900 Active 146 DOM
9. 2026-06-12
   days on market $162,900 Active 145 DOM
10. 2026-06-09
    days on market $162,900 Active 142 DOM
11. 2026-06-08
    days on market $162,900 Active 141 DOM
12. 2026-06-07
    days on market $162,900 Active 140 DOM
13. 2026-06-07
    days on market $162,900 Active 139 DOM
14. 2026-06-04
    days on market $162,900 Active 136 DOM
15. 2026-06-02
    days on market $162,900 Active 135 DOM
16. 2026-06-01
    days on market $162,900 Active 134 DOM
17. 2026-05-31
    days on market $162,900 Active 133 DOM
18. 2026-04-10
    price $162,900 761-char remark

    Show marketing remark (761 chars)

    Charming old-style home with modern upgrades. Step into the perfect blend of character and comfort in this beautifully remodeled 1.5 story home. Move in ready 2 bedrooms with great natural light, with the second bedroom upstairs offering a cozy open layout. Completely remodeled interior thoughtfully updated from top to bottom. Newer appliances for a sleek efficient kitchen, keeping the old charm of original cupboards freshly repainted for a new modern look. Updated flooring, new windows, fixtures and paint throughout. Whether you're a first-time home buyer, downsizing or looking for a turnkey home with character, this property delivers the best of both worlds. Every detail has been refreshed allowing you to enjoy modern convenience. Being sold as is.

19. 2026-01-18
    listed $167,900 Active 761-char remark

    Show marketing remark (761 chars)

    Charming old-style home with modern upgrades. Step into the perfect blend of character and comfort in this beautifully remodeled 1.5 story home. Move in ready 2 bedrooms with great natural light, with the second bedroom upstairs offering a cozy open layout. Completely remodeled interior thoughtfully updated from top to bottom. Newer appliances for a sleek efficient kitchen, keeping the old charm of original cupboards freshly repainted for a new modern look. Updated flooring, new windows, fixtures and paint throughout. Whether you're a first-time home buyer, downsizing or looking for a turnkey home with character, this property delivers the best of both worlds. Every detail has been refreshed allowing you to enjoy modern convenience. Being sold as is.

ⓘ 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: $1,797 · $150/mo
• Projected year-2 tax: $2,275 · $190/mo
• Expected delta: +$478/yr (+$40/mo · 26.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,350
• − Mortgage interest: −$9,125
• − Property taxes: −$1,797
• − Insurance: −$814
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$4,739
• Taxable loss: −$5,262
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-1,054/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

-3.0% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $162,900 Global MLS
• 2026-01-18 Listed $167,900 Global MLS

Property tax history

+2.1%/yr

Latest (2025): $1,797 · +1.3% YoY. Source: county tax records.