3778 State Route 89 · Union Springs, NY 13148

$109,900

4 bd · 1.0 ba · 1,609 sqft · SingleFamily public records · 8 Days on market

Built 1908 1.10 ac lot Est $135k · 19% 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 +23.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.5/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Delayed Negotiations until 3/31/26.Country Living!Looking for a fixer upper? Look no more! This house has 4 bedrooms with 1 bath. It sits on over an acre of land just minutes away from Cayuga Lake State Park. This house is waiting for you to add your personal touches. Newer roof with solar panels, attached shed, 1 car garage. The first floor offers a large eat in kitchen, new windows and beautiful newer flooring in the living room. First floor laundry and first floor bedroom. This is a must see!

Key facts

• 1.1 acre lot
• Garage
• Built 1908

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 72/100 on livability (#339 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, 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 $760 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1908 — 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. Schools are A-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. 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: 1.29% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $135,156
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3778 State Route 89	0.00mi	4/1.0	1,609 (0%)	1mo	$135,000	$84	99

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,951
• Equity at exit: $16,386

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $12,584
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$302 /mo · $3,619/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $200

Break-even live

Break-even rent $1,169

Max offer price $109,900

Occupancy floor 81%

Sensitivity live

Price	-10% $262	-5% $231	+0% $200	+5% $169	+10% $138
Rent	-10% $88	-5% $144	+0% $200	+5% $256	+10% $312
Rate	-1.0pp $255	-0.5pp $228	base $200	+0.5pp $171	+1.0pp $142

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-01
   status Pending
2. 2026-03-24
   listed $109,900 Active
3. 2007-06-08
   soldstatus $77,900

ⓘ 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: $3,619 · $302/mo
• Projected year-2 tax: $3,619 · $302/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $17,069
• − Mortgage interest: −$6,156
• − Property taxes: −$3,619
• − Insurance: −$550
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,197
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,204/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 — Union Springs

• Score: 72/100
• State rank: #339
• US rank: #5750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+41.1% since first listed

3 events — show timeline

• 2026-04-01 Pending — UNYREIS
• 2026-03-24 Listed $109,900 UNYREIS
• 2007-06-08 Sold (Public Records) $77,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,619 · +11.8% YoY. Source: county tax records.