19 Cady St · Auburn, NY 13021

$205,000

4 bd · 2.5 ba · 1,960 sqft · SingleFamily public records · 33 Days on market

Built 1890 5,544 sqft lot Est $194k · 6% over

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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 +15.0/30.0
• ARV discount +5.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• 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

Welcome to this 4 bed 2.5 bath old style home within the Herman Avenue school district! As you walk in you'll be greeted by wall to wall natural hardwood floors and a grand staircase with a beautiful chandelier welcoming you home! The family room and eat in dining room offers a comfortable open concept on the downstairs with a first floor master bedroom with a mini walk-in closet to top it off. Off the 1st floor bedroom is the back patio, perfect for a night cap and casual late conversation with your partner. Upstairs you'll find 3 generous sized bedrooms, a full bathroom and a full walk up attic space that offers plenty of storage. Located around the corner from Lincoln Park playground, this large, move in ready home awaits its next owner!

Key facts

• Walk-in closet
• Large living room
• Back deck

Tags

• FIRST-FLOOR PRIMARY BEDROOM
• WALK-IN CLOSET
• BACK DECK
• LARGE LIVING ROOM
• DINING ROOM COMBINATION
• KITCHEN WORKSPACE

Property features AI

Exterior

• Parking: Detached garage; Shared driveway; Garage with door opener; One garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story home; Existing (pre-owned) condition
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Built as existing structure
• Exterior features: Concrete driveway; Deck; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Living/dining room; Primary bedroom with private bath; Main level primary bedroom; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $64 ($765/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (11.2% below list).
• Recommended offer: $182k (11.2% below list) — sets the bar for 1% rule.

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: amenities D-, commute F, employment D-.
• 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.
• Zoned schools: Herman Avenue Elementary School (math 21% / reading 35%, grade F, #1,774 of 2,108 statewide, top 84%, 444 students, 51% FRL); Auburn Junior High School (math 16% / reading 26%, grade F, #661 of 729 statewide, top 91%, 598 students, 81% FRL); Auburn High School (math 88% / reading 84%, grade A, #347 of 1,100 statewide, top 32%, 1,183 students, 51% FRL) — zoned schools average 61% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• 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 $6k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,072 (11.2% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $194,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Liberty St	0.25mi	4/1.5	1,961 (+0%)	0mo	$285,000	$145	84
130 North St	0.32mi	3/2.0 (-1)	1,789 (-9%)	2mo	$198,000	$111	62
62 Capitol St	0.67mi	4/1.0	1,960 (0%)	2mo	$184,500	$94	61
9 North Park	0.29mi	4/1.5	1,780 (-9%)	10mo	$215,000	$121	58
76 Grant Ave	0.37mi	4/1.5	1,744 (-11%)	3mo	$173,000	$99	58
70 Perrine St	0.66mi	4/2.0	1,966 (+0%)	13mo	$165,100	$84	56
92 Nelson St	0.09mi	3/1.5 (-1)	1,667 (-15%)	9mo	$155,000	$93	54
118 E Genesee St	0.73mi	4/1.5	2,070 (+6%)	2mo	$238,500	$115	51
23 S Lewis St	0.50mi	3/2.0 (-1)	2,176 (+11%)	1mo	$180,000	$83	51
121 E Genesee St	0.71mi	3/2.5 (-1)	1,800 (-8%)	2mo	$395,000	$219	47
17 Hoffman St	0.71mi	4/2.0	2,214 (+13%)	4mo	$200,000	$90	40
17 Hoffman St #3	0.71mi	4/2.0	2,214 (+13%)	12mo	$68,000	$31	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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-29,155
• Equity at exit: $30,566

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-20,151
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $64

Break-even live

Break-even rent $1,740

Max offer price $205,000

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $122	+0% $64	+5% $6	+10% $-52
Rent	-10% $-80	-5% $-8	+0% $64	+5% $136	+10% $208
Rate	-1.0pp $167	-0.5pp $116	base $64	+0.5pp $11	+1.0pp $-43

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	45d	1	0.76mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	45d	1	0.95mi

Listing history 35 events

1. 2026-06-19
   days on market $205,000 Active 33 DOM
2. 2026-06-18
   days on market $205,000 Active 32 DOM
3. 2026-06-17
   days on market $205,000 Active 31 DOM
4. 2026-06-16
   days on market $205,000 Active 30 DOM
5. 2026-06-15
   days on market $205,000 Active 29 DOM
6. 2026-06-14
   days on market $205,000 Active 27 DOM
7. 2026-06-12
   pricedays on market $205,000 Active 26 DOM
8. 2026-06-09
   days on market $207,000 Active 23 DOM
9. 2026-06-08
   days on market $207,000 Active 22 DOM
10. 2026-06-07
    days on market $207,000 Active 21 DOM
11. 2026-06-05
    days on market $207,000 Active 18 DOM
12. 2026-06-03
    days on market $207,000 Active 17 DOM
13. 2026-06-02
    days on market $207,000 Active 16 DOM
14. 2026-06-01
    days on market $207,000 Active 15 DOM
15. 2026-05-31
    days on market $207,000 Active 14 DOM
16. 2026-05-30
    days on market $207,000 Active 13 DOM
17. 2026-05-17
    listed $207,000 Active
18. 2024-08-12
    soldstatus $190,000
19. 2024-07-24
    soldstatus $190,000 Closed 750-char remark

    Show marketing remark (750 chars)

    Welcome to this 4 bed 2.5 bath old style home within the Herman Avenue school district! As you walk in you'll be greeted by wall to wall natural hardwood floors and a grand staircase with a beautiful chandelier welcoming you home! The family room and eat in dining room offers a comfortable open concept on the downstairs with a first floor master bedroom with a mini walk-in closet to top it off. Off the 1st floor bedroom is the back patio, perfect for a night cap and casual late conversation with your partner. Upstairs you'll find 3 generous sized bedrooms, a full bathroom and a full walk up attic space that offers plenty of storage. Located around the corner from Lincoln Park playground, this large, move in ready home awaits its next owner!

20. 2024-06-25
    status Pending 750-char remark

    Show marketing remark (750 chars)

    Welcome to this 4 bed 2.5 bath old style home within the Herman Avenue school district! As you walk in you'll be greeted by wall to wall natural hardwood floors and a grand staircase with a beautiful chandelier welcoming you home! The family room and eat in dining room offers a comfortable open concept on the downstairs with a first floor master bedroom with a mini walk-in closet to top it off. Off the 1st floor bedroom is the back patio, perfect for a night cap and casual late conversation with your partner. Upstairs you'll find 3 generous sized bedrooms, a full bathroom and a full walk up attic space that offers plenty of storage. Located around the corner from Lincoln Park playground, this large, move in ready home awaits its next owner!

21. 2024-06-20
    status Active 750-char remark

    Show marketing remark (750 chars)

    Welcome to this 4 bed 2.5 bath old style home within the Herman Avenue school district! As you walk in you'll be greeted by wall to wall natural hardwood floors and a grand staircase with a beautiful chandelier welcoming you home! The family room and eat in dining room offers a comfortable open concept on the downstairs with a first floor master bedroom with a mini walk-in closet to top it off. Off the 1st floor bedroom is the back patio, perfect for a night cap and casual late conversation with your partner. Upstairs you'll find 3 generous sized bedrooms, a full bathroom and a full walk up attic space that offers plenty of storage. Located around the corner from Lincoln Park playground, this large, move in ready home awaits its next owner!

22. 2024-05-07
    historical Active Under Contract 750-char remark

    Show marketing remark (750 chars)

    Welcome to this 4 bed 2.5 bath old style home within the Herman Avenue school district! As you walk in you'll be greeted by wall to wall natural hardwood floors and a grand staircase with a beautiful chandelier welcoming you home! The family room and eat in dining room offers a comfortable open concept on the downstairs with a first floor master bedroom with a mini walk-in closet to top it off. Off the 1st floor bedroom is the back patio, perfect for a night cap and casual late conversation with your partner. Upstairs you'll find 3 generous sized bedrooms, a full bathroom and a full walk up attic space that offers plenty of storage. Located around the corner from Lincoln Park playground, this large, move in ready home awaits its next owner!

23. 2024-05-02
    listed $169,900 Active 750-char remark

    Show marketing remark (750 chars)

    Welcome to this 4 bed 2.5 bath old style home within the Herman Avenue school district! As you walk in you'll be greeted by wall to wall natural hardwood floors and a grand staircase with a beautiful chandelier welcoming you home! The family room and eat in dining room offers a comfortable open concept on the downstairs with a first floor master bedroom with a mini walk-in closet to top it off. Off the 1st floor bedroom is the back patio, perfect for a night cap and casual late conversation with your partner. Upstairs you'll find 3 generous sized bedrooms, a full bathroom and a full walk up attic space that offers plenty of storage. Located around the corner from Lincoln Park playground, this large, move in ready home awaits its next owner!

24. 2019-11-13
    soldstatus $80,000
25. 2019-11-07
    soldstatus $80,000 Closed Sale or Rented 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

26. 2019-09-15
    historical Continue to Show- Under Contract 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

27. 2019-09-13
    price $80,000 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

28. 2019-08-19
    price $99,000 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

29. 2019-08-08
    price $109,900 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

30. 2019-08-01
    price $115,900 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

31. 2019-07-08
    price $118,900 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

32. 2019-07-08
    status Active 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

33. 2019-04-02
    status Under Contract- Do Not Show 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

34. 2019-04-01
    listed $112,900 Active 315-char remark

    Show marketing remark (315 chars)

    This wonderful 4 bedroom, 2 1/2 bath home has so much to offer. Huge living/dining room area, master suite on the first floor, 3 large bedrooms upstairs with an updated kitchen and hardwood floors throughout. Great front and back proch plus a garagel. It does have a shared driveway. Don't miss on this great house!

35. 2008-12-31
    soldstatus $80,000

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $3,017 · $251/mo
• Expected delta: +$447/yr (+$37/mo · 17.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 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: $21,849
• − Mortgage interest: −$11,483
• − Property taxes: −$2,570
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,964
• Taxable loss: −$2,689
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,411/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

+158.8% since first listed

19 events — show timeline

• 2026-05-17 Listed $207,000 UNYREIS
• 2024-08-12 Sold (Public Records) $190,000 Public Records
• 2024-07-24 Sold (MLS) $190,000 CNYIS
• 2024-06-25 Pending — CNYIS
• 2024-06-20 Relisted — CNYIS
• 2024-05-07 Contingent — CNYIS
• 2024-05-02 Listed $169,900 CNYIS
• 2019-11-13 Sold (Public Records) $80,000 Public Records
• 2019-11-07 Sold (MLS) $80,000 UNYREIS
• 2019-09-15 Contingent — UNYREIS
• 2019-09-13 Price Changed $80,000 UNYREIS
• 2019-08-19 Price Changed $99,000 UNYREIS
• 2019-08-08 Price Changed $109,900 UNYREIS
• 2019-08-01 Price Changed $115,900 UNYREIS
• 2019-07-08 Price Changed $118,900 UNYREIS
• 2019-07-08 Relisted — UNYREIS
• 2019-04-02 Pending — UNYREIS
• 2019-04-01 Listed $112,900 UNYREIS
• 2008-12-31 Sold (Public Records) $80,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $2,570 · +10.8% YoY. Source: county tax records.