109 Perrine St · Auburn, NY 13021

$129,900

3 bd · 1.0 ba · 1,598 sqft · SingleFamily public records · 9 Days on market

Built 1930 10,672 sqft lot Est $177k · 27% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

Key facts

• Office space
• Cape cod style home
• Double lot

Tags

• CAPE COD STYLE HOME
• DOUBLE LOT
• FRONTAGE ON PERRINE ST
• FRONTAGE ON STEVENKO AVE
• SPACIOUS FLOOR PLAN
• OFFICE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.6% vs local median 7.6% in Auburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#298 in NY, #4,814 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities D-, commute F.
• Auburn City School District (town): math 31% / reading 39% proficiency, ranked #558 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 221 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 161 units permitted in Cayuga County in 2024 (65 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.
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $177,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Chase St	0.36mi	3/1.0	1,652 (+3%)	2mo	$165,000	$100	76
21 Union St	0.22mi	3/1.5	1,506 (-6%)	6mo	$169,950	$113	73
75 Van Anden St	0.38mi	3/2.0	1,519 (-5%)	2mo	$50,000	$33	68
266 Seymour St	0.25mi	4/2.0 (+1)	1,482 (-7%)	9mo	$40,000	$27	60
238 State St	0.35mi	3/1.5	1,456 (-9%)	10mo	$150,000	$103	58
4 Case Ave	0.39mi	4/1.5 (+1)	1,485 (-7%)	8mo	$189,900	$128	56
306 Seymour St	0.37mi	3/2.0	1,424 (-11%)	10mo	$155,000	$109	52
26 Chase St	0.38mi	3/2.0	1,372 (-14%)	4mo	$170,000	$124	51
50 N Division St	0.43mi	3/1.0	1,358 (-15%)	6mo	$120,000	$88	50
17 Case Ave	0.47mi	4/2.0 (+1)	1,804 (+13%)	3mo	$225,000	$125	45
130 North St	0.64mi	3/2.0	1,789 (+12%)	2mo	$198,000	$111	44
9 North Park	0.69mi	4/1.5 (+1)	1,780 (+11%)	10mo	$215,000	$121	33

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,410
• Equity at exit: $19,369

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $30,035
• 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 13021

• Home prices YoY: -22.4%
• Active inventory: 221
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $353

Break-even live

Break-even rent $1,008

Max offer price $129,900

Occupancy floor 71%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Chedell Pl Auburn, NY	2.0	1.0	2096	$1,100	$0.52	44d	1	1.10mi
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	44d	1	1.42mi

Listing history 15 events

1. 2026-04-30
   status Pending
2. 2026-04-26
   historical Active Under Contract
3. 2026-04-21
   listed $129,900 Active
4. 2024-06-27
   soldstatus $116,600
5. 2024-06-25
   soldstatus $110,000 Closed 797-char remark

   Show marketing remark (797 chars)

   A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

6. 2024-04-29
   historical Active Under Contract 797-char remark

   Show marketing remark (797 chars)

   A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

7. 2024-04-06
   price $125,000 797-char remark

   Show marketing remark (797 chars)

   A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

8. 2024-03-11
   status Active 797-char remark

   Show marketing remark (797 chars)

   A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

9. 2024-02-26
   historical Active Under Contract 797-char remark

   Show marketing remark (797 chars)

   A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

10. 2024-02-18
    price $128,800 797-char remark

    Show marketing remark (797 chars)

    A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

11. 2024-01-08
    price $130,000 797-char remark

    Show marketing remark (797 chars)

    A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

12. 2023-11-20
    listed $138,000 Active 797-char remark

    Show marketing remark (797 chars)

    A lovely cape cod style house that has great one level living. This property has it all. A large porch for three season sitting, a cozy living room, a large kitchen and dining area for entertaining. The back enclosed entry is a perfect mudroom that has plenty of storage area. The first floor also has 2 bedrooms, a den, full bath and a laundry room. The upstairs has plenty of potential for additional living space if needed or storage. The full basement is a great space for a small workshop or craft area. The outside offers a charming road appeal, a paved driveway and one car garage. The extra beauty of this property, it has an additional lot being sold with the property. Take a look and bring some TLC and make it your home or an investment property. OPEN HOUSE April 28,2024 1:30-3:30pm

13. 2015-06-04
    soldstatus $69,780 Closed Sale or Rented 449-char remark

    Show marketing remark (449 chars)

    Great starter home or retirement home! All living on the first floor! 2 bedrooms (possibly 3), large eat-in kitchen, living room, dining room, first floor laundry, some hardwood floors, newer windows, roof was complete tear-off 9 years ago (40 yr architectural shingles). Much attic space! Great front porch with composite decking--and enclosed back porch. This price also includes attached lot (50 x 109), tax map # 115.27-2-51 (2 Shewchenko Ave).

14. 2014-10-23
    listed $69,500 449-char remark

    Show marketing remark (449 chars)

    Great starter home or retirement home! All living on the first floor! 2 bedrooms (possibly 3), large eat-in kitchen, living room, dining room, first floor laundry, some hardwood floors, newer windows, roof was complete tear-off 9 years ago (40 yr architectural shingles). Much attic space! Great front porch with composite decking--and enclosed back porch. This price also includes attached lot (50 x 109), tax map # 115.27-2-51 (2 Shewchenko Ave).

15. 2013-08-16
    listed $69,500

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$733/yr (+$61/mo · 100.3%)

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

Taxation est. · year 1

• Rental income: $17,460
• − Mortgage interest: −$7,276
• − Property taxes: −$730
• − Insurance: −$650
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,779
• Taxable income: $2,231
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,704/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: Auburn City School District
• NCES district ID: 3603480
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 39% ▲ 2.00%
• Median HH income: $43,567
• Composite: 29.71/100
• National rank: #6452
• State rank: #558 of 590 in NY

Livability — Auburn

• Score: 74/100
• State rank: #298
• US rank: #4814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, NY
• County: Cayuga County · 37,247 people
• City population: 37,247
• Metro: Auburn, NY
• Population (ZIP): 37,247
• Household income: $60,712
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1449.0

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Subsaharan African 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.53%
• Current HPI: 338.5537
• Rent YoY: —
• Metro: Auburn, NY
• 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

+86.9% since first listed

15 events — show timeline

• 2026-04-30 Pending — CNYIS
• 2026-04-26 Contingent — CNYIS
• 2026-04-21 Listed $129,900 CNYIS
• 2024-06-27 Sold (Public Records) $116,600 Public Records
• 2024-06-25 Sold (MLS) $110,000 IBRMLS
• 2024-04-29 Contingent — IBRMLS
• 2024-04-06 Price Changed $125,000 IBRMLS
• 2024-03-11 Relisted — IBRMLS
• 2024-02-26 Contingent — IBRMLS
• 2024-02-18 Price Changed $128,800 IBRMLS
• 2024-01-08 Price Changed $130,000 IBRMLS
• 2023-11-20 Listed $138,000 IBRMLS
• 2015-06-04 Sold (MLS) $69,780 CNYIS
• 2014-10-23 Listed $69,500 CNYIS
• 2013-08-16 Listed $69,500 CNYIS

Property tax history

-11.0%/yr

Latest (2025): $730 · -69.8% YoY. Source: county tax records.