63 Perrine St · Auburn, NY 13021

$177,500

2 bd · 1.0 ba · 1,354 sqft · SingleFamily public records · 11 Days on market

Built 1899 7,260 sqft lot Est $153k · 16% over

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Why this score? — see what drove the F 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 +14.3/30.0
• DSCR +4.4/10.0
• 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
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bedroom, 1-bathroom home offers 1,354 square feet of comfortable living space, making it the perfect match for a first-time homebuyer or anyone looking to downsize. A possible 3 bedroom on the first floor. Step inside to find a welcoming layout featuring a bright living area and a spacious eat-in kitchen. Located in the heart of Auburn, you are just minutes away from local parks, dining, shopping, and public transit. Auburn Community Hospital is within a mile away, convenient for health care professionals or peace of mind. House is being sold as is.

Key facts

• Welcoming layout
• Bright living area
• Public transit

Tags

• WELCOMING LAYOUT
• BRIGHT LIVING AREA
• SPACIOUS EAT-IN KITCHEN
• LOCAL PARKS
• PUBLIC TRANSIT

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; Electricity connected with circuit breakers; High-speed internet available; Sewer connected; Public water connected
• Home design: 2 stories; Existing/resale property
• Construction: Frame construction with vinyl siding; Attic/crawl hatchway(s) insulated; Blown-in insulation; Copper and PEX plumbing; Architectural shingle roof; Stone foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck; Covered deck/porch; Porch; Fully fenced yard; Full fencing; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Eat-in kitchen; Solid surface counters
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Convertible bedroom
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Forced air; Programmable thermostat
• Interior features: Thermal windows; Ceiling fans; Den; Separate formal dining room; Eat-in kitchen; Separate formal living room; Solid surface counters; Convertible bedroom; Programmable thermostat
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $34 ($405/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 $158k (10.9% below list).
• Recommended offer: $158k (10.9% 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: 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 31% 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,216 (10.9% below list)

Questions for the listing agent

1. Built in 1899 — 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. 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?
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: 0.89% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $153,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Chase St	0.19mi	3/2.0 (+1)	1,372 (+1%)	4mo	$170,000	$124	76
21 Union St	0.17mi	3/1.5 (+1)	1,506 (+11%)	6mo	$169,950	$113	62
50 N Division St	0.62mi	3/1.0 (+1)	1,358 (+0%)	6mo	$120,000	$88	60
42 Seminary St	0.72mi	2/1.0	1,396 (+3%)	3mo	$63,000	$45	59
124 Curtis Pl	0.45mi	3/1.5 (+1)	1,295 (-4%)	8mo	$165,000	$127	59
17 North Park	0.49mi	3/1.5 (+1)	1,308 (-3%)	7mo	$195,000	$149	58
75 Van Anden St	0.24mi	3/2.0 (+1)	1,519 (+12%)	2mo	$50,000	$33	57
53 West St	0.60mi	2/1.0	1,242 (-8%)	2mo	$27,000	$22	56
185 Perrine Ave	0.71mi	3/1.0 (+1)	1,296 (-4%)	4mo	$92,500	$71	52
38 Dayton St	0.72mi	3/1.0 (+1)	1,260 (-7%)	8mo	$179,900	$143	43
8 Harnden St	0.75mi	3/1.5 (+1)	1,456 (+8%)	9mo	$272,750	$187	38
49 Holley St	0.67mi	3/1.0 (+1)	1,506 (+11%)	9mo	$23,000	$15	38

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-26,594
• Equity at exit: $26,466

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-20,316
• Equity at exit: $15,347

Cash invested: $49,700 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $34

Break-even live

Break-even rent $1,539

Max offer price $177,500

Occupancy floor 93%

Sensitivity live

Price	-10% $134	-5% $84	+0% $34	+5% $-16	+10% $-67
Rent	-10% $-91	-5% $-29	+0% $34	+5% $96	+10% $159
Rate	-1.0pp $123	-0.5pp $79	base $34	+0.5pp $-12	+1.0pp $-59

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $177,500 Active 11 DOM
2. 2026-06-18
   days on market $177,500 Active 10 DOM
3. 2026-06-17
   days on market $177,500 Active 9 DOM
4. 2026-06-16
   days on market $177,500 Active 8 DOM
5. 2026-06-15
   days on market $177,500 Active 7 DOM
6. 2026-06-14
   days on market $177,500 Active 5 DOM
7. 2026-06-12
   days on market $177,500 Active 4 DOM
8. 2026-06-09
   remarks 566-char remark
9. 2026-06-09
   listed $177,500 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: $2,536 · $211/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$232/yr (+$19/mo · 9.1%)

ⓘ 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 1/10 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: $18,986
• − Mortgage interest: −$9,943
• − Property taxes: −$2,536
• − Insurance: −$888
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,164
• Taxable loss: −$2,582
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $1,025/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

• 2026-06-08 Listed $177,500 CNYIS

Property tax history

+0.2%/yr

Latest (2025): $2,536 · +10.8% YoY. Source: county tax records.