3515 Seneca Castle Rd · Hall, NY 14561

$94,900

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 31 Days on market

Built 1890 1.70 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

So Much Potential! This developed property offers a rare opportunity to rebuild or create your dream home. The former two-story residence (3 bedrooms, 1 full bath, full basement) sustained fire damage, but many components—including windows and other salvageable parts—remain. The level acreage features a pond, a shop/garage, and essential utilities already in place: public water, septic, and electric. Appliances (furnace, hot water heater) are included in as-is condition. Conveniently located halfway between Canandaigua and Geneva in the Marcus Whitman School District, this property combines rural tranquility with easy access to nearby amenities. Bring your vision and make this p

Key facts

• Pond
• Shop garage
• Septic

Tags

• LEVEL ACREAGE
• POND
• SHOP GARAGE
• ESSENTIAL UTILITIES
• PUBLIC WATER
• SEPTIC

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank; Electric water heater
• Home design: Two-story frame home with vinyl siding; Existing (previously built) property
• Construction: Stone foundation; Asphalt roof; Frame construction with vinyl siding; Built as existing structure
• Exterior features: Dirt driveway; Leased propane tank; Rural setting; Rectangular lot (approx. 1.7 acres, 250 x 299)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Mixed/varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,131 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D+, health & safety D, schools F.
• Gorham-Middlesex Central School District (Marcus Whitman) (rural): math 36% / reading 42% proficiency, ranked #519 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($656 loan paydown + $5k appreciation (4.8% local appreciation)).
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1890 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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: 1.69% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.02%
• DSCR: 2.07
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 3.06×
• Total profit: $54,695
• Equity at exit: $52,583

10-year hold

• IRR: 32.1%
• Equity multiple: 6.15×
• Total profit: $136,759
• Equity at exit: $89,778

Cash invested: $26,572 (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 14561

• Home prices YoY: 1.7%
• Active inventory: 8
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $532

Break-even live

Break-even rent $931

Max offer price $94,900

Occupancy floor 62%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $94,900 Active 31 DOM
2. 2026-06-17
   days on market $94,900 Active 30 DOM
3. 2026-06-16
   days on market $94,900 Active 29 DOM
4. 2026-06-15
   days on market $94,900 Active 28 DOM
5. 2026-06-13
   days on market $94,900 Active 26 DOM
6. 2026-06-10
   days on market $94,900 Active 23 DOM
7. 2026-06-09
   days on market $94,900 Active 22 DOM
8. 2026-06-09
   days on market $94,900 Active 21 DOM
9. 2026-06-07
   days on market $94,900 Active 20 DOM
10. 2026-06-05
    days on market $94,900 Active 17 DOM
11. 2026-06-03
    days on market $94,900 Active 16 DOM
12. 2026-06-03
    days on market $94,900 Active 15 DOM
13. 2026-06-01
    days on market $94,900 Active 14 DOM
14. 2026-05-31
    days on market $94,900 Active 13 DOM
15. 2026-05-18
    listed $94,900 Active
16. 2026-04-27
    historical
17. 2026-01-14
    historical
18. 2026-01-10
    historical
19. 2026-01-09
    historical
20. 2025-12-27
    listed $94,900 Active
21. 2025-12-27
    listed $94,999 Active
22. 2017-11-02
    soldstatus $100,000
23. 2000-05-26
    soldstatus $21,000

ⓘ 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: $2,375 · $198/mo
• Projected year-2 tax: $2,375 · $198/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,245
• − Mortgage interest: −$5,316
• − Property taxes: −$2,375
• − Insurance: −$474
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$2,761
• Taxable income: $5,240
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $5,124/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: Gorham-Middlesex Central School District (Marcus Whitman)
• NCES district ID: 3612300
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $57,088
• Composite: 34.33/100
• National rank: #5233
• State rank: #519 of 590 in NY

Livability — Hall

• Score: 55/100
• State rank: #1131
• US rank: #23313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 258
• Population (ZIP): 2,198

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 86% English-only · German/W. Germanic 13%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.79%
• Current HPI: 292.3642
• 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

+351.9% since first listed

9 events — show timeline

• 2026-05-18 Listed $94,900 UNYREIS
• 2026-04-27 Listing Removed — UNYREIS
• 2026-01-14 Listing Removed — UNYREIS
• 2026-01-10 Listing Removed — UNYREIS
• 2026-01-09 Listing Removed — UNYREIS
• 2025-12-27 Listed $94,999 UNYREIS
• 2025-12-27 Listed $94,900 UNYREIS
• 2017-11-02 Sold (Public Records) $100,000 Public Records
• 2000-05-26 Sold (Public Records) $21,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,375 · +2.0% YoY. Source: county tax records.