2-4 Maple St · Auburn, NY 13021

$149,900

3 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 309 Days on market

Built 1930 Fair condition 2,640 sqft lot $81/sqft · 43% below area Est $261k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This two family rental home offers flexibility, comfort and long term stability in a quiet, desirable neighbor. The first floor apartment offers 2 bedrooms (one with a gas fireplace- could also be a family room), comfortable living and dining area with bright natural light throughout. Easy access to the full basement and washer/dryer. The upstairs apartment has a private front entrance, one bedroom, living room and eat in kitchen. The unit has a small enclosed back porch and a front open air balcony. Both units are in good condition, reflecting the care of being owned by the same family for over 30 years. The home is situated in an attractive area conveniently close to public transportation and major amenities. The property is within easy walking distance to Hoopes Park and Herman Ave Elementary school. This location offers easy access for commuters and tenants who enjoy urban conveniences. This 2 family home is ideal for investors or owner-occupants seeking a prime location. Easy to show!

Key facts

• Full basement
• 2,640 sq ft lot
• Parking

Tags

• TWO FAMILY RENTAL HOME
• FULL BASEMENT
• PRIVATE FRONT ENTRANCE
• SMALL ENCLOSED BACK PORCH
• FRONT OPEN AIR BALCONY
• EASY ACCESS FOR COMMUTERS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $565/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 5.9% 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: 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: Owasco Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 370 students, 46% 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 59% FRL vs 42% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 35% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Auburn City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 372 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.89% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

• ARV (median comp): $261,452
• List price: $149,900
• Delta: -42.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22-24 N Fulton St	0.56mi	3/2.0	1,836 (-1%)	10mo	$95,000	$52	64
49 Frances St	0.34mi	3/3.0	1,688 (-9%)	11mo	$120,000	$71	56
23-25 Hoffman St	0.49mi	4/2.0 (+1)	1,756 (-5%)	11mo	$130,000	$74	54
18 Lincoln St	0.80mi	4/2.0 (+1)	1,782 (-4%)	5mo	$145,000	$81	49
12 Logan St	0.89mi	3/2.0	1,920 (+3%)	14mo	$160,000	$83	48
5 Liberty St	0.86mi	4/2.0 (+1)	1,716 (-8%)	6mo	$152,000	$89	43
96 N Fulton St	0.75mi	4/2.0 (+1)	1,984 (+7%)	7mo	$155,000	$78	42
37 Nelson St	0.82mi	4/2.0 (+1)	1,960 (+6%)	12mo	$157,000	$80	40
57 Grant Ave	0.55mi	4/2.0 (+1)	2,136 (+15%)	14mo	$127,500	$60	33
41 Mary St	0.86mi	4/2.0 (+1)	1,680 (-10%)	21mo	$50,000	$30	27

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $47,739
• Equity at exit: $22,351

10-year hold

• IRR: 34.9%
• Equity multiple: 4.21×
• Total profit: $134,552
• Equity at exit: $12,961

Cash invested: $41,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $167,400 ($108/sqft)
• Median days on market: 39 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13021

• Home prices YoY: -22.4%
• Active inventory: 372
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,826 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $1,130

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,826
Total (2 units)			$2,826

Break-even live

Break-even rent $1,396

Max offer price $149,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,214	-5% $1,172	+0% $1,130	+5% $1,087	+10% $1,045
Rent	-10% $906	-5% $1,018	+0% $1,130	+5% $1,241	+10% $1,353
Rate	-1.0pp $1,205	-0.5pp $1,168	base $1,130	+0.5pp $1,091	+1.0pp $1,051

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	139d	1	0.14mi
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	139d	1	0.24mi
48 Bradford St Auburn, NY	2.0	1.0	906	$1,495	$1.65	1d	1	0.35mi
4 Lake Ave #2 Auburn, NY	3.0	1.0	—	$1,691	—	1d	1	0.60mi
4 Lake Ave Unit 1 Auburn, NY	3.0	1.0	—	$1,691	—	139d	1	0.60mi
4 Lake Ave Auburn, NY	3.0	1.0	1824	$1,650	$0.90	1d	1	0.60mi
10 E Genesee St Auburn, NY	2.0	1.0	8784	$1,100	$0.13	1d	1	0.75mi
138 Standart Ave Auburn, NY	2.0	1.0–1.5	—	$1,882	—	0d	1	0.78mi
250 McIntosh Dr Auburn, NY	2.0	1.0	800	$1,250	$1.56	0d	1	1.10mi
48 Clark St Apt 3 Auburn, NY	4.0	1.0	—	$1,700	—	139d	1	1.20mi
78 Chedell Pl Auburn, NY	2.0	1.0	2096	$1,100	$0.52	139d	1	1.24mi

Listing history 50 events

1. 2026-09-23
   days on market $149,900 Active 309 DOM
2. 2026-09-21
   days on market $149,900 Active 307 DOM
3. 2026-09-20
   days on market $149,900 Active 306 DOM
4. 2026-09-18
   days on market $149,900 Active 304 DOM
5. 2026-09-17
   days on market $149,900 Active 303 DOM
6. 2026-09-16
   days on market $149,900 Active 302 DOM
7. 2026-09-15
   days on market $149,900 Active 301 DOM
8. 2026-09-14
   days on market $149,900 Active 300 DOM
9. 2026-09-13
   days on market $149,900 Active 299 DOM
10. 2026-09-12
    days on market $149,900 Active 298 DOM
11. 2026-09-11
    days on market $149,900 Active 297 DOM
12. 2026-09-05
    price $149,900 Active 291 DOM
13. 2026-09-05
    days on market $169,000 Active 291 DOM
14. 2026-09-04
    days on market $169,000 Active 290 DOM
15. 2026-09-03
    days on market $169,000 Active 289 DOM
16. 2026-09-02
    days on market $169,000 Active 288 DOM
17. 2026-08-30
    days on market $169,000 Active 285 DOM
18. 2026-08-29
    days on market $169,000 Active 284 DOM
19. 2026-08-28
    days on market $169,000 Active 283 DOM
20. 2026-08-27
    days on market $169,000 Active 282 DOM
21. 2026-08-26
    days on market $169,000 Active 281 DOM
22. 2026-08-25
    days on market $169,000 Active 280 DOM
23. 2026-08-24
    days on market $169,000 Active 279 DOM
24. 2026-08-23
    days on market $169,000 Active 278 DOM
25. 2026-08-22
    days on market $169,000 Active 277 DOM
26. 2026-08-21
    days on market $169,000 Active 276 DOM
27. 2026-08-20
    days on market $169,000 Active 275 DOM
28. 2026-08-19
    days on market $169,000 Active 274 DOM
29. 2026-08-18
    days on market $169,000 Active 273 DOM
30. 2026-08-17
    days on market $169,000 Active 272 DOM
31. 2026-08-16
    days on market $169,000 Active 271 DOM
32. 2026-08-15
    days on market $169,000 Active 270 DOM
33. 2026-08-14
    days on market $169,000 Active 269 DOM
34. 2026-08-13
    days on market $169,000 Active 268 DOM
35. 2026-08-12
    days on market $169,000 Active 267 DOM
36. 2026-08-11
    days on market $169,000 Active 266 DOM
37. 2026-08-10
    days on market $169,000 Active 265 DOM
38. 2026-08-09
    days on market $169,000 Active 264 DOM
39. 2026-08-08
    days on market $169,000 Active 263 DOM
40. 2026-08-07
    days on market $169,000 Active 262 DOM
41. 2026-08-06
    days on market $169,000 Active 261 DOM
42. 2026-08-05
    days on market $169,000 Active 260 DOM
43. 2026-08-04
    days on market $169,000 Active 259 DOM
44. 2026-08-03
    days on market $169,000 Active 258 DOM
45. 2026-07-31
    days on market $169,000 Active 255 DOM
46. 2026-07-30
    days on market $169,000 Active 254 DOM
47. 2026-07-29
    days on market $169,000 Active 253 DOM
48. 2026-07-27
    days on market $169,000 Active 251 DOM
49. 2026-07-25
    days on market $169,000 Active 249 DOM
50. 2026-07-24
    days on market $169,000 Active 248 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: $3,053 · $254/mo
• Projected year-2 tax: $3,053 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°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: $33,912
• − Mortgage interest: −$8,397
• − Property taxes: −$3,053
• − Insurance: −$750
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − Depreciation: −$4,361
• Taxable income: $11,927
• Est. tax owed @ 24.0%: −$2,862
• After-tax cash flow: $10,693/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $46,400–$83,520 screening

This two-family rental home requires significant exterior repairs and maintenance, including painting and landscaping, to improve its condition and value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — Signs of significant damage or wear on the roof structure
• Major Windows (windows) — Visible damage or wear on the windows, indicating potential structural issues
• Major Exterior (exterior) — Significant damage to the siding and overall exterior structure, requiring immediate attention

Repairs flagged

• Major exterior siding — Significant peeling and damage
• Major roof — Independent image suggests potential issues
• Minor landscaping — Overgrown lawn and unkempt landscaping

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and overall condition ↑
• Both landscaping and yard work — Enhances curb appeal and property value ↑
• Both repair and paint roof — Critical to the structural integrity and overall condition ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Owasco Elementary School F NY #1,519/2,108 Nat'l #21,438/41,679 Middle Auburn Junior High School F NY #661/729 Nat'l #11,464/14,009 High Auburn High School A NY #347/1,100 Nat'l #648/17,239

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

B Composite livability gradescore 74/100

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 · 74,820 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: 17% of renters

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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%

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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%

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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

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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

• 2025-11-18 Listed $189,900 CNYIS

Property tax history

+3.5%/yr

Latest (2025): $3,053 · +10.8% YoY. Source: county tax records.