5 Lafayette Pl · Auburn, NY 13021

$150,000

3 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 53 Days on market

Built 1900 2,756 sqft lot $108/sqft · 17% above area Est $128k · 17% over

---

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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A charming 3-bedroom 2 bath single-family home awaits new homeowners to move in and build new memories together. Seller has done a great job at not just maintaining it but has done multiple renovations in this amazing home. Located in the growing city of Auburn close to a park, fire station, shopping center & several schools. Reach out to tour this lovely home.

Key facts

• Close to a park
• Single-family home
• Multiple renovations

Tags

• SINGLE-FAMILY HOME
• MULTIPLE RENOVATIONS
• CLOSE TO A PARK
• CLOSE TO SHOPPING CENTER
• CLOSE TO SEVERAL SCHOOLS

Property features AI

Exterior

• Parking: No garage; 2 garage spaces noted
• Utilities: Public water connected; Sewer connected; Power utilities connected
• Home design: 2 stories; Existing construction
• Construction: Aluminum siding; Vinyl siding; Asphalt roof; Stone foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Open porch; Porch; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Eat-in kitchen
• Bedrooms: Bedrooms not specified
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 7.6% in Auburn — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $44k; list at $150k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1900 — 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. 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: 1.22% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $127,781
• List price: $150,000
• Delta: 17.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Wallace Ave	0.05mi	3/1.0	1,348 (-3%)	4mo	$144,000	$107	85
50 N Division St	0.49mi	3/1.0	1,358 (-3%)	6mo	$120,000	$88	63
12 Willard St	0.59mi	4/2.0 (+1)	1,440 (+3%)	2mo	$140,000	$97	61
7 Orchard Ave	0.46mi	4/2.0 (+1)	1,312 (-6%)	5mo	$170,000	$130	59
12 Arch St	0.58mi	4/2.0 (+1)	1,430 (+3%)	6mo	$25,000	$17	59
35 Parker St	0.57mi	3/1.0	1,445 (+4%)	9mo	$60,000	$42	56
53 West St	0.41mi	2/1.0 (-1)	1,242 (-11%)	2mo	$27,000	$22	52
132 Chapman Ave	0.62mi	3/1.5	1,488 (+7%)	10mo	$122,075	$82	50
6 Willard St	0.60mi	3/1.0	1,248 (-10%)	3mo	$99,900	$80	48
266 Seymour St	0.64mi	4/2.0 (+1)	1,482 (+6%)	9mo	$40,000	$27	47
83 Chapman Ave	0.72mi	3/2.0	1,245 (-11%)	7mo	$182,000	$146	43
85 Chapman Ave	0.71mi	3/1.0	1,209 (-13%)	7mo	$129,900	$107	35

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $7,282
• Equity at exit: $22,365

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $46,943
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $496

Break-even live

Break-even rent $1,202

Max offer price $150,000

Occupancy floor 68%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $150,000 Active 53 DOM
2. 2026-06-18
   days on market $150,000 Active 52 DOM
3. 2026-06-17
   days on market $150,000 Active 51 DOM
4. 2026-06-16
   days on market $150,000 Active 50 DOM
5. 2026-06-15
   days on market $150,000 Active 49 DOM
6. 2026-06-14
   days on market $150,000 Active 47 DOM
7. 2026-06-12
   days on market $150,000 Active 46 DOM
8. 2026-06-09
   days on market $150,000 Active 43 DOM
9. 2026-06-08
   days on market $150,000 Active 42 DOM
10. 2026-06-07
    days on market $150,000 Active 41 DOM
11. 2026-06-05
    days on market $150,000 Active 38 DOM
12. 2026-06-03
    days on market $150,000 Active 37 DOM
13. 2026-06-02
    days on market $150,000 Active 36 DOM
14. 2026-06-01
    days on market $150,000 Active 35 DOM
15. 2026-05-31
    days on market $150,000 Active 34 DOM
16. 2026-05-30
    days on market $150,000 Active 33 DOM
17. 2026-04-27
    listed $150,000 Active 369-char remark
18. 2024-08-01
    listed $150,000 Active
19. 1994-04-21
    soldstatus $44,000
20. 1993-01-12
    soldstatus $22,000

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,869 · $156/mo
• Expected delta: +$666/yr (+$56/mo · 55.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,960
• − Mortgage interest: −$8,402
• − Property taxes: −$1,203
• − Insurance: −$750
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$4,364
• Taxable income: $3,728
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $5,062/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

+581.8% since first listed

4 events — show timeline

• 2026-04-27 Listed $150,000 CNYIS
• 2024-08-01 Listed $150,000 CNYIS
• 1994-04-21 Sold (Public Records) $44,000 Public Records
• 1993-01-12 Sold (Public Records) $22,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,203 · -21.0% YoY. Source: county tax records.