21 Tyler Ave · Seneca Falls, NY 13148

$129,900

2 bd · 2.0 ba · 732 sqft · Manufactured public records · 70 Days on market

Built 2025 7,841 sqft lot

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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).

• Cash flow +10.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buildable lot in the heart of Seneca Falls. Minutes from downtown and all that Seneca Falls has to offer. Perfect spot to build your dream home!

Key facts

• Open-concept kitchen
• Nice-sized yard
• Durable lvp flooring

Tags

• OPEN-CONCEPT KITCHEN
• MONOLITHIC CONCRETE PAD
• DURABLE LVP FLOORING
• NICE-SIZED YARD
• CONVENIENT PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-64 ($-763/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (26.5% below list).
• Recommended offer: $96k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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 $898 of loan paydown is wiped out by about $4k 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 70 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $130k implies a 584% gain — meaningful room to come down on a strong offer.

Recommended offer $95,512 (26.5% 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 70 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 0.74% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-25,132
• Equity at exit: $19,369

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-27,238
• Equity at exit: $11,231

Cash invested: $36,372 (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: 11.3×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-64

Break-even live

Break-even rent $1,036

Max offer price $118,672

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-27	+0% $-64	+5% $-100	+10% $-137
Rent	-10% $-139	-5% $-101	+0% $-64	+5% $-26	+10% $12
Rate	-1.0pp $2	-0.5pp $-31	base $-64	+0.5pp $-97	+1.0pp $-131

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-22
   status Pending
2. 2026-01-31
   price $129,900
3. 2026-01-11
   listed $140,000 Active
4. 2024-08-21
   soldstatus $19,000 Closed 144-char remark

   Show marketing remark (144 chars)

   Buildable lot in the heart of Seneca Falls. Minutes from downtown and all that Seneca Falls has to offer. Perfect spot to build your dream home!

5. 2024-07-16
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Buildable lot in the heart of Seneca Falls. Minutes from downtown and all that Seneca Falls has to offer. Perfect spot to build your dream home!

6. 2024-06-08
   status Active 144-char remark

   Show marketing remark (144 chars)

   Buildable lot in the heart of Seneca Falls. Minutes from downtown and all that Seneca Falls has to offer. Perfect spot to build your dream home!

7. 2024-04-09
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Buildable lot in the heart of Seneca Falls. Minutes from downtown and all that Seneca Falls has to offer. Perfect spot to build your dream home!

8. 2023-10-26
   price $25,000 144-char remark

   Show marketing remark (144 chars)

   Buildable lot in the heart of Seneca Falls. Minutes from downtown and all that Seneca Falls has to offer. Perfect spot to build your dream home!

9. 2023-07-19
   listed $32,000 Active 144-char remark

   Show marketing remark (144 chars)

   Buildable lot in the heart of Seneca Falls. Minutes from downtown and all that Seneca Falls has to offer. Perfect spot to build your dream home!

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$601/yr (+$50/mo · 60.5%)

ⓘ 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 · 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: $11,461
• − Mortgage interest: −$7,276
• − Property taxes: −$993
• − Insurance: −$650
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$3,779
• Taxable loss: −$3,070
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $-26/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

+305.9% since first listed

9 events — show timeline

• 2026-03-22 Pending — UNYREIS
• 2026-01-31 Price Changed $129,900 UNYREIS
• 2026-01-11 Listed $140,000 UNYREIS
• 2024-08-21 Sold (MLS) $19,000 UNYREIS
• 2024-07-16 Pending — UNYREIS
• 2024-06-08 Relisted — UNYREIS
• 2024-04-09 Pending — UNYREIS
• 2023-10-26 Price Changed $25,000 UNYREIS
• 2023-07-19 Listed $32,000 UNYREIS

Property tax history

+13.0%/yr

Latest (2025): $993 · +5.7% YoY. Source: county tax records.