3210 Lake Shore Dr Unit 34 Interval 5 · Lake George, NY 12845

$32,000

2 bd · 2.0 ba · 1,008 sqft · Condo · 20 Days on market

Built 2000 $354/mo HOA · 13% of rent ↓ 24% since listing

---

Why this score? — see what drove the C 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lodge 34-2nd Floor!-Views! This is an attractive interval 5 (7-19-7/26 week for 2026) in 1st floor log style chalet. Great unit near lake in this beautiful fractional ownership. Lakeside resort community. Owners have 3 deeded weeks (summer is fixed week) w/ Spring & Fall weeks rotational. 2 bedroom & 2 full baths. Washer & Dryer. Yearly HOA fee includes, maintenance, cable, electric, heat and air conditioning etc. RCI Gold Crown optional to trade. Beach, pool, game room, gym, grills, gas stove in LR. Boathouse Restaurant on premises. 300 feet of beach front. HOA dues $4,253.45/yearly. Includes, taxes, reserves, insurance. Dock space is available through lottery. . RCI trad

Key facts

• Beach front
• Dock space available
• $354 HOA

Tags

• LAKESIDE RESORT COMMUNITY
• BEACH FRONT
• DOCK SPACE AVAILABLE

Property features AI

Finance

• Other: Directions: Northway exit 22; merge onto NY-9N, then left onto 9N. Property will be on the right roughly 1 mile.
• HOA & community: Association with annual fee (includes cable TV, cooling, electricity, gas, heating, insurance, grounds and structure maintenance, security, sewer, snow removal, trash and water); Community amenities include beach access, clubhouse, lake access and recreation facilities

Exterior

• Parking: Off-street paved detached parking (1 total)
• Security: Association provides security
• Utilities: Public water; Shared septic system; Cable connected
• Home design: Condominium; Updated/remodeled condition; Log construction
• Construction: Asphalt roof; Permanent foundation
• Exterior features: Covered patio/porch; Deck; Paved driveway; Outdoor in-ground pool; Drive is paved; Mountain views; Private and wooded setting; Sloped, cleared and landscaped areas; Irregular lot; Road frontage; Shared deeded water access to Lake George

Interior

• Kitchen: Oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms (both on the first floor)
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Vaulted ceilings; Solid surface counters; Ceiling paddle fan; Fireplace (other type); Total of 4 rooms
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $32k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.
• Cap rate 63.2% vs local median 2.9% in Lake George — 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 63/100 on livability (#788 in NY) — a middle-class / working-renter tenant base. Watch: employment C-, cost of living D+, crime D.
• Lake George Central School District (rural): math 68% / reading 73% proficiency, ranked #131 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake George Elementary School (math 62% / reading 82%, grade A-, #378 of 2,108 statewide, top 20%, 300 students, 24% FRL); Lake George Junior-Senior High School (math 72% / reading 62%, grade B, #746 of 1,100 statewide, top 69%, 330 students, 19% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 112 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($221 loan paydown + $3k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $31,520 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 8.28% ✓
• Cap rate: 63.23%
• Cash-on-cash: 203.34%
• DSCR: 10.05
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 13.77×
• Total profit: $114,383
• Equity at exit: $28,828

10-year hold

• IRR: —
• Equity multiple: 30.16×
• Total profit: $261,310
• Equity at exit: $62,169

Cash invested: $8,960 (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 12845

• Home prices YoY: 3.5%
• Active inventory: 112
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$354
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,518

Break-even live

Break-even rent $728

Max offer price $32,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,540	-5% $1,529	+0% $1,518	+5% $1,507	+10% $1,496
Rent	-10% $1,309	-5% $1,414	+0% $1,518	+5% $1,623	+10% $1,728
Rate	-1.0pp $1,534	-0.5pp $1,526	base $1,518	+0.5pp $1,510	+1.0pp $1,502

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $354 · $4,248/yr
• Likely covers: gaselectriccablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-22
   days on market $32,000 Active 20 DOM
2. 2026-06-21
   days on market $32,000 Active 19 DOM
3. 2026-06-21
   days on market $32,000 Active 18 DOM
4. 2026-06-18
   days on market $32,000 Active 16 DOM
5. 2026-06-17
   days on market $32,000 Active 15 DOM
6. 2026-06-16
   days on market $32,000 Active 14 DOM
7. 2026-06-15
   days on market $32,000 Active 13 DOM
8. 2026-06-13
   days on market $32,000 Active 11 DOM
9. 2026-06-12
   days on market $32,000 Active 10 DOM
10. 2026-06-09
    days on market $32,000 Active 7 DOM
11. 2026-06-08
    days on market $32,000 Active 6 DOM
12. 2026-06-07
    days on market $32,000 Active 5 DOM
13. 2026-06-07
    days on market $32,000 Active 4 DOM
14. 2026-06-03
    remarks 687-char remark
15. 2026-06-03
    listed $32,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,798
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$4,248
• − Depreciation: −$931
• Taxable income: $19,099
• Est. tax owed @ 24.0%: −$4,584
• After-tax cash flow: $13,635/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: Lake George Central School District
• NCES district ID: 3616470
• Math proficiency: 68% ▼ -8.00%
• Reading proficiency: 73% ▲ 9.00%
• Median HH income: $65,873
• Composite: 61.29/100
• National rank: #777
• State rank: #131 of 590 in NY

Livability — Lake George

• Score: 63/100
• State rank: #788
• US rank: #15111

Category grades

Amenities D Commute F Cost of living D+ Crime D Employment C- Housing C Health & safety D- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,389

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 7% Italian 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.18%
• Current HPI: 364.9782
• 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

-23.8% since first listed

3 events — show timeline

• 2026-06-02 Listed $32,000 Global MLS
• 2025-11-09 Listing Removed — Global MLS
• 2025-04-24 Listed $42,000 Global MLS