250 State St · Auburn, NY 13021

$134,900

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 32 Days on market

Built 1850 0.36 ac lot $108/sqft · 16% below area Est $161k · 16% under ↓ 4% since listing

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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 +30.0/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Charming 2-story home offering a functional layout with 3 bedrooms, 1.5 bathrooms and character throughout. The first floor features a convenient bedroom, full bath, and first-floor laundry, along with a welcoming breakfast/dining area ideal for everyday living. Enjoy additional living space with an enclosed front porch/sunroom perfect for relaxing year-round, as well as an open side porch for easy outdoor access. Partial hardwood flooring adds warmth and charm to the main level, with additional hardwood located beneath the carpeted dining area. Upstairs, you’ll find two additional bedrooms providing comfortable space for family, guests, or a home office. The sale includes all applian

Key facts

• First floor laundry
• Full basement
• Open side porch

Tags

• FIRST FLOOR LAUNDRY
• ENCLOSED FRONT PORCH
• OPEN SIDE PORCH
• PARTIAL HARDWOOD FLOORING
• FULL BASEMENT
• PUBLIC WATER

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected; Public water (connected); Sewer connected
• Home design: 2-story existing home; Rectangular lot (approx. 0.36 acre); Lot dimensions approximately 57 x 276
• Construction: Aluminum siding; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Enclosed porch; Open porch; Gravel driveway; Porch

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Freezer; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Forced air heating; Heating present (see remarks)
• Interior features: Partially furnished; Breakfast area; Country kitchen; Bedroom on main level; Full walk-out basement; Sunroom/Florida room; Recreation room; Family room
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 1 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1850 — 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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $161,274
• List price: $134,900
• Delta: -16.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Chase St	0.20mi	3/2.0	1,372 (+10%)	4mo	$170,000	$124	67
38 Dayton St	0.60mi	3/1.0	1,260 (+1%)	8mo	$179,900	$143	64
37 Pulaski St	0.25mi	3/1.0	1,116 (-11%)	9mo	$112,000	$100	63
124 Curtis Pl	0.58mi	3/1.5	1,295 (+4%)	8mo	$165,000	$127	59
242 Seymour St	0.58mi	3/0.5	1,216 (-3%)	10mo	$30,000	$25	58
23 Peacock St	0.62mi	3/1.5	1,293 (+3%)	10mo	$177,500	$137	56
17 North Park	0.63mi	3/1.5	1,308 (+5%)	7mo	$195,000	$149	55
43 Dayton St	0.62mi	3/1.5	1,300 (+4%)	13mo	$171,900	$132	52
39 Standart Ave	0.60mi	3/1.0	1,137 (-9%)	7mo	$130,000	$114	51
43 N Standart Ave S	0.61mi	3/1.0	1,104 (-12%)	10mo	$185,000	$168	44
38 Lansing St	0.70mi	2/1.0 (-1)	1,160 (-7%)	14mo	$148,700	$128	39
70 Nelson St	0.70mi	4/1.5 (+1)	1,402 (+12%)	13mo	$169,000	$121	30

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $10,152
• Equity at exit: $20,114

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $50,140
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $502

Break-even live

Break-even rent $1,182

Max offer price $134,900

Occupancy floor 67%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	43d	1	1.41mi

Listing history 15 events

1. 2026-06-19
   days on market $134,900 Active 32 DOM
2. 2026-06-18
   days on market $134,900 Active 31 DOM
3. 2026-06-17
   days on market $134,900 Active 30 DOM
4. 2026-06-16
   days on market $134,900 Active 29 DOM
5. 2026-06-15
   days on market $134,900 Active 28 DOM
6. 2026-06-14
   days on market $134,900 Active 26 DOM
7. 2026-06-12
   days on market $134,900 Active 25 DOM
8. 2026-06-09
   pricestatus $134,900 Active 22 DOM
9. 2026-06-03
   status $139,900 Pending 22 DOM
10. 2026-06-02
    days on market $139,900 Active 22 DOM
11. 2026-06-01
    days on market $139,900 Active 21 DOM
12. 2026-05-31
    days on market $139,900 Active 20 DOM
13. 2026-05-30
    days on market $139,900 Active 19 DOM
14. 2026-05-16
    historical Active Under Contract 927-char remark
15. 2026-05-11
    listed $139,900 Active 927-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: $2,045 · $170/mo
• Projected year-2 tax: $2,163 · $180/mo
• Expected delta: +$117/yr (+$10/mo · 5.7%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 15 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: $21,816
• − Mortgage interest: −$7,556
• − Property taxes: −$2,045
• − Insurance: −$674
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$3,924
• Taxable income: $4,125
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $5,036/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

-3.6% since first listed

6 events — show timeline

• 2026-06-09 Relisted — CNYIS
• 2026-06-09 Price Changed $134,900 CNYIS
• 2026-06-02 Pending — CNYIS
• 2026-05-26 Relisted — CNYIS
• 2026-05-16 Contingent — CNYIS
• 2026-05-11 Listed $139,900 CNYIS

Property tax history

+5.6%/yr

Latest (2025): $2,045 · +10.8% YoY. Source: county tax records.