6 Prospect St · Seneca Falls, NY 13148

$109,000

3 bd · 1.5 ba · 1,388 sqft · SingleFamily public records · 39 Days on market

Built 1896 4,791 sqft lot $79/sqft · 35% below area Est $167k · 35% under

---

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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.2/10.0
• 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

Open House: Saturday 5/2 | 11:00am–12:30pm. Opportunity is knocking—and it’s priced to be answered. Welcome to 6 Prospect St in the heart of Seneca Falls tucked on a quiet dead-end street– just a few homes from the canal/Van Cleef Lake that quietly steals the show. This 3-bedroom, 1.5-bath home offers 1,388 sq ft of space with a layout that still holds strong today. Step onto the brand-new front porch and into a home where the rooms are generously sized and filled with character. From there, you’re greeted by hardwood floors and that unmistakable warmth only an 1896 build can deliver. Just off the entry, a formal dining room sets the stage for gatherings, while

Key facts

• Formal dining room
• Walk-in closet
• Front porch

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• THREE-SEASON SUNROOM
• BACK DECK
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story home; Entry level includes main-level bedroom and bathroom; Resale property
• Construction: Vinyl siding; Block foundation; Roof: asphalt, membrane/rubber, and shingle materials; Built as existing (pre‑existing structure)
• Exterior features: Deck; Open porch; Dirt driveway; Rectangular residential lot (approx. 60 x 84)

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sunroom / Florida room
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: 51 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 $754 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

• It's been on market 39 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $58k; list at $109k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo; built in 1896 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.19% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 7.0

CMA / ARV

• ARV (median comp): $166,530
• List price: $109,000
• Delta: -34.55%
• 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
20 Pine St	0.21mi	3/1.5	1,338 (-4%)	12mo	$185,000	$138	74
19 Troy St	0.24mi	3/1.5	1,468 (+6%)	9mo	$185,000	$126	72
17 Maple St	0.19mi	3/1.5	1,264 (-9%)	8mo	$140,000	$111	70
32 White St	0.59mi	3/1.0	1,382 (-0%)	1mo	$135,000	$98	69
58 Troy St	0.25mi	2/1.0 (-1)	1,316 (-5%)	10mo	$140,000	$106	65
16 White St	0.49mi	3/1.0	1,308 (-6%)	2mo	$150,100	$115	64
41 Porter St	0.41mi	3/1.5	1,488 (+7%)	11mo	$175,026	$118	59
31 Boston Ave	0.38mi	3/1.0	1,215 (-12%)	8mo	$28,000	$23	53
91 East Bayard St	0.44mi	3/1.0	1,596 (+15%)	6mo	$140,000	$88	47
6 Leland Dr	0.73mi	3/1.5	1,496 (+8%)	13mo	$234,400	$157	42
55 Miller St	0.69mi	3/1.0	1,194 (-14%)	3mo	$125,000	$105	40
12 Barker St	0.72mi	3/1.5	1,576 (+14%)	8mo	$130,000	$82	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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-13,120
• Equity at exit: $16,252

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,175
• Equity at exit: $9,424

Cash invested: $30,520 (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: 51
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$284 /mo · $3,405/yr
• Insurance: −$45
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $69

Break-even live

Break-even rent $1,210

Max offer price $109,000

Occupancy floor 90%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   status $109,000 Pending 39 DOM
2. 2026-06-08
   days on market $109,000 Active Under Contract 39 DOM
3. 2026-06-07
   days on market $109,000 Active Under Contract 38 DOM
4. 2026-06-07
   days on market $109,000 Active Under Contract 37 DOM
5. 2026-06-04
   days on market $109,000 Active Under Contract 34 DOM
6. 2026-06-02
   days on market $109,000 Active Under Contract 33 DOM
7. 2026-06-01
   days on market $109,000 Active Under Contract 32 DOM
8. 2026-05-31
   days on market $109,000 Active Under Contract 31 DOM
9. 2026-05-07
   historical Active Under Contract 2212-char remark
10. 2026-04-30
    listed $109,000 Active 2212-char remark
11. 2023-12-07
    historical
12. 2023-09-26
    price $124,900
13. 2023-07-13
    listed $140,000 Active
14. 2000-07-18
    soldstatus $57,900

ⓘ 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: $3,405 · $284/mo
• Projected year-2 tax: $3,405 · $284/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 7/10 Severe FEMA zone X · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $15,575
• − Mortgage interest: −$6,106
• − Property taxes: −$3,405
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,171
• Taxable loss: −$810
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $1,023/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

+88.3% since first listed

7 events — show timeline

• 2026-06-08 Pending — UNYREIS
• 2026-05-07 Contingent — UNYREIS
• 2026-04-30 Listed $109,000 UNYREIS
• 2023-12-07 Listing Removed — UNYREIS
• 2023-09-26 Price Changed $124,900 UNYREIS
• 2023-07-13 Listed $140,000 UNYREIS
• 2000-07-18 Sold (Public Records) $57,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,405 · +6.6% YoY. Source: county tax records.