182 Fall St · Seneca Falls, NY 13148

$99,900

4 bd · 1.5 ba · 1,740 sqft · SingleFamily public records · 3 Days on market

Built 1840 7,840 sqft lot Est $181k · 45% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.2/10.0
• DSCR +8.7/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers 4/5 bedrooms with hardwood floors, one bedroom being on the first floor. Large eat in kitchen with knotty pine walls. You'll find the same beautiful knotty pine in the living room and in the stairway. Upstairs you'll find a full bath with 3/4 more bedrooms. One would make a nice office or game room. Call for your appointment today.

Key facts

• Local attractions
• Spacious layout
• 7,840 sq ft lot

Tags

• WALKING DISTANCE OF DOWNTOWN
• LOCAL ATTRACTIONS
• SPACIOUS LAYOUT
• OUTSTANDING POTENTIAL
• VALUE-PACKED OPPORTUNITY

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing home
• Construction: Composite siding; Architectural shingle roof; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Oven
• Bedrooms: 1 bedroom on the main level
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Steam heating
• Interior features: Country kitchen; Pull-down attic stairs; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% vs local median 3.6% in Seneca Falls — 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 (#657 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, amenities D, commute F.
• Seneca Falls Central School District (town): math 46% / reading 53% proficiency, ranked #392 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frank M Knight Elementary School (286 students, 53% FRL); Seneca Falls Middle School (math 22% / reading 47%, grade F, #483 of 729 statewide, top 68%, 277 students, 57% FRL); Mynderse Academy (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 377 students, 47% FRL) — zoned schools average 52% FRL vs 32% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Seneca Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 52 active listings in the ZIP; 48 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $65k; list at $100k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1840 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $180,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Miller St	0.04mi	3/2.0 (-1)	1,728 (-1%)	3mo	$21,000	$12	87
28 Miller St	0.06mi	3/2.0 (-1)	1,774 (+2%)	3mo	$175,000	$99	84
10 Prospect St	0.60mi	4/1.0	1,768 (+2%)	12mo	$185,000	$105	57
8 Porter St	0.64mi	3/1.5 (-1)	1,653 (-5%)	2mo	$138,000	$83	56
53 Troy St	0.56mi	4/1.5	1,872 (+8%)	8mo	$219,900	$117	54
12 Johnston	0.67mi	3/1.5 (-1)	1,632 (-6%)	1mo	$170,000	$104	52
12 Barker St	0.44mi	3/1.5 (-1)	1,576 (-9%)	8mo	$130,000	$82	52
9 Boston Ave	0.66mi	3/2.0 (-1)	1,620 (-7%)	6mo	$152,000	$94	46
109 State St	0.60mi	5/1.5 (+1)	1,877 (+8%)	11mo	$211,000	$112	45
288 Fall St	0.57mi	3/1.5 (-1)	1,539 (-12%)	10mo	$230,000	$149	40
49 E Bayard St	0.61mi	5/2.0 (+1)	1,572 (-10%)	11mo	$149,900	$95	40
41 Porter St	0.50mi	3/1.5 (-1)	1,488 (-14%)	11mo	$175,026	$118	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-493
• Equity at exit: $14,895

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $20,152
• Equity at exit: $8,638

Cash invested: $27,972 (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 13148

• Home prices YoY: -19.6%
• Active inventory: 52
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$309 /mo · $3,703/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $244

Break-even live

Break-even rent $1,106

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $301	-5% $273	+0% $244	+5% $216	+10% $188
Rent	-10% $132	-5% $188	+0% $244	+5% $300	+10% $356
Rate	-1.0pp $295	-0.5pp $270	base $244	+0.5pp $218	+1.0pp $192

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $99,900 Active 3 DOM
2. 2026-06-21
   days on market $99,900 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $99,900 Active 1 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: $3,703 · $309/mo
• Projected year-2 tax: $3,703 · $309/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $16,989
• − Mortgage interest: −$5,596
• − Property taxes: −$3,703
• − Insurance: −$500
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,906
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,556/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: Seneca Falls Central School District
• NCES district ID: 3626430
• Math proficiency: 46% ▲ 2.00%
• Reading proficiency: 53% ▲ 17.00%
• Median HH income: $49,889
• Composite: 42.34/100
• National rank: #3253
• State rank: #392 of 590 in NY

Livability — Seneca Falls

• Score: 66/100
• State rank: #657
• US rank: #12239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seneca Falls, NY
• City population: 10,798
• Population (ZIP): 10,798

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 33,457 people
• By 2030: 32,540 · -2.7%
• By 2040: 30,680 · -8.3%
• By 2050: 28,875 · -13.7%
• By 2075: 24,757 · -26.0%
• By 2100: 19,591 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 2%
• Common ancestry: Romanian 4% Iranian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Other Indo-European 3%

Political lean MEDSL · Seneca

• 2024 margin: R (+11.8) · D 44.1% · R 55.9%
• 2008→2024 swing: -14.4pp toward R · 2008: 2.6pp · 2024: -11.8pp
• All cycles: 2024: R+11.8 2020: R+9.1 2016: R+12.1 2012: D+9.2 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 273.4852
• 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

+34.1% since first listed

7 events — show timeline

• 2026-06-18 Listed $99,900 UNYREIS
• 2025-11-12 Pending — UNYREIS
• 2025-11-12 Listing Removed — UNYREIS
• 2025-11-06 Listed $129,000 UNYREIS
• 2016-02-18 Sold (Public Records) $65,100 Public Records
• 2016-02-08 Sold (MLS) $65,000 UNYREIS
• 2015-09-04 Listed $74,500 UNYREIS

Property tax history

+2.6%/yr

Latest (2025): $3,703 · +6.7% YoY. Source: county tax records.