3203 Demont Rd · Cayuga, NY 13148

$110,000

2 bd · 1.0 ba · 1,193 sqft · SingleFamily public records · 43 Days on market

Built 1940 $92/sqft · 56% below area

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looks like you’ve found your GET AWAY right here in Seneca County NY! SELLER HAS DELAYED OFFER REVIEW UNTIL 5/11 at 5pm TO GIVE YOU A CHANCE TO VIEW! Close to the CASINO- WINERIES- SHOPPING and so much more! You’ll love vacationing (or LIVING YEAR ROUND) in this updated 3 BEDROOM, 1 FULL BATH, RANCH STYLE home with a METAL ROOL- NEW VINYL SIDING- NEW MINI SPLIT for HEAT and AC! The FRESH remodel includes GRANITE COUNTERS-TILE BACKSPLASH - UPDATED APPLIANCES- LUXURY VINY (EASY CARE) FLOORING TOO! The front room has OVERSIZED windows for a gorgeous view or the water and you’ll even enjoy your OWN dock! Walk right out the kitchen to the patio to enjoy grilling, a quiet cup of

Key facts

• Metal roof
• New mini split
• New vinyl siding

Tags

• UPDATED RANCH STYLE HOME
• METAL ROOF
• NEW VINYL SIDING
• NEW MINI SPLIT
• GRANITE COUNTERS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Lot is rectangular, residential and city street frontage; Frontage approximately 50 feet (50x174 lot) on Cayuga and Seneca Canal
• Financial info: Land lease payment required
• HOA & community: Association fee paid annually

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Well water; Septic tank; High-speed internet available
• Home design: Single-story home; Existing/resale property; Faces canal waterfront
• Construction: Metal roof; Aluminum and vinyl siding; Block and concrete construction; Spray foam insulation; Attic/crawl hatchway(s) insulated; Pillar/post/pier foundation; Built as existing (year built details: Existing)
• Exterior features: Dock access; Beach and canal access; Gravel driveway; Shed and storage; See remarks

Interior

• Kitchen: Electric oven and range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Heat pump (heating and cooling); Zoned cooling
• Interior features: Eat-in kitchen; Bedroom on main level; Crawl space basement; One fireplace
• Laundry & utility: Main-level laundry with washer and dryer; Accessible utilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#955 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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 $761 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 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $250,006
• List price: $110,000
• Delta: -56.00%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-6,800
• Equity at exit: $16,401

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $8,274
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $173

Break-even live

Break-even rent $926

Max offer price $110,000

Occupancy floor 80%

Sensitivity live

Price	-10% $235	-5% $204	+0% $173	+5% $142	+10% $111
Rent	-10% $83	-5% $128	+0% $173	+5% $218	+10% $264
Rate	-1.0pp $228	-0.5pp $201	base $173	+0.5pp $145	+1.0pp $116

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   statusdays on market $110,000 Pending 43 DOM
2. 2026-06-12
   days on market $110,000 Active Under Contract 42 DOM
3. 2026-06-09
   days on market $110,000 Active Under Contract 39 DOM
4. 2026-06-08
   days on market $110,000 Active Under Contract 38 DOM
5. 2026-06-07
   days on market $110,000 Active Under Contract 37 DOM
6. 2026-06-07
   days on market $110,000 Active Under Contract 36 DOM
7. 2026-06-04
   days on market $110,000 Active Under Contract 33 DOM
8. 2026-06-02
   days on market $110,000 Active Under Contract 32 DOM
9. 2026-06-01
   days on market $110,000 Active Under Contract 31 DOM
10. 2026-05-31
    days on market $110,000 Active Under Contract 30 DOM
11. 2026-05-01
    listed $110,000 Active 1058-char remark

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$275/yr (+$23/mo · 21.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 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: $13,745
• − Mortgage interest: −$6,162
• − Property taxes: −$1,309
• − Insurance: −$550
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$3,200
• Taxable income: $325
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,999/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 — Cayuga

• Score: 60/100
• State rank: #955
• US rank: #18703

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B- 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

3 events — show timeline

• 2026-06-13 Pending — UNYREIS
• 2026-05-27 Contingent — UNYREIS
• 2026-05-01 Listed $110,000 UNYREIS

Property tax history

+1.5%/yr

Latest (2025): $1,309 · +6.0% YoY. Source: county tax records.