349 Clark St · Auburn, NY 13021

$164,900

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 5 Days on market

Built 1906 0.25 ac lot Est $153k · 8% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +6.1/10.0
• ARV discount +3.9/15.0
• 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

Offered for the very first time, this cherished home has remained in the same family for four generations and is ready for its next chapter. Situated on a spacious corner lot, the property offers a surprisingly private backyard setting surrounded by mature trees. Enjoy the best of both worlds with open green space and a peaceful retreat right at home. Step inside to discover the timeless character and craftsmanship of a bygone era, highlighted by stunning original woodwork, an impressive staircase, French doors, and generous room sizes throughout. The bright and inviting living spaces provide the perfect blend of historic charm and everyday comfort. The updated kitchen features modern cabin

Key facts

• Private backyard
• Open green space
• Impressive staircase

Tags

• CORNER LOT
• PRIVATE BACKYARD
• MATURE TREES
• OPEN GREEN SPACE
• ORIGINAL WOODWORK
• IMPRESSIVE STAIRCASE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electric service (standard household utilities)
• Home design: Two-story home; Vinyl siding construction; Existing/resale property
• Construction: Stone foundation; Vinyl siding
• Exterior features: Blacktop driveway; Private yard; Open porch; Patio/porch; Shed(s) and outdoor storage; Corner, rectangular residential lot (approx. 0.25 acre; lot dimensions 66 x 165); City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Walk-in pantry
• Bedrooms: Total rooms include living and family spaces (7 total rooms listed)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Walk-in pantry; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.5% 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; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• This rent runs 36% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1906 — 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: 1.11% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $152,796
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Wallace Ave	0.47mi	3/1.0	1,348 (-6%)	4mo	$144,000	$107	63
306 Seymour St	0.59mi	3/2.0	1,424 (-0%)	10mo	$155,000	$109	61
50 N Division St	0.55mi	3/1.0	1,358 (-5%)	6mo	$120,000	$88	59
185 Perrine Ave	0.61mi	3/1.0	1,296 (-9%)	4mo	$92,500	$71	51
4 Case Ave	0.68mi	4/1.5 (+1)	1,485 (+4%)	8mo	$189,900	$128	50
277 Seymour St	0.70mi	3/1.0	1,418 (-1%)	22mo	$150,000	$106	46
266 Seymour St	0.73mi	4/2.0 (+1)	1,482 (+4%)	9mo	$40,000	$27	45
53 West St	0.67mi	2/1.0 (-1)	1,242 (-13%)	2mo	$27,000	$22	38
6422 Canoga Rd	0.70mi	3/3.0	1,503 (+5%)	18mo	$315,000	$210	38
163 Cottage St	0.74mi	3/1.0	1,230 (-14%)	14mo	$135,000	$110	29

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: $1,691
• Equity at exit: $24,587

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $37,894
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $447

Break-even live

Break-even rent $1,265

Max offer price $164,900

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $164,900 Active 5 DOM
2. 2026-06-18
   days on market $164,900 Active 4 DOM
3. 2026-06-17
   days on market $164,900 Active 3 DOM
4. 2026-06-16
   days on market $164,900 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $164,900 Active 1 DOM

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $1,789 · $149/mo
• Expected delta: +$998/yr (+$83/mo · 126.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $21,971
• − Mortgage interest: −$9,237
• − Property taxes: −$791
• − Insurance: −$824
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$4,797
• Taxable income: $2,806
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $4,691/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

1 event — show timeline

• 2026-06-14 Listed $164,900 UNYREIS

Property tax history

-3.4%/yr

Latest (2025): $791 · -54.2% YoY. Source: county tax records.