17 Mattie St · Auburn, NY 13021

$199,900

3 bd · 2.5 ba · 1,472 sqft · SingleFamily public records · 26 Days on market

Built 1920 0.33 ac lot Est $208k · at est.

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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 +14.2/30.0
• ARV discount +9.2/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for that 3 bedroom 2 full bath home with plenty of updates then look no further. This home offer's beautiful hardwood floor's and a modern kitchen with 2 new full bathroom's and a 3 season room. The 1 car garage and above ground pool and shed are surrounded by a fully fenced yard. Call today for your private showing!!!!!

Key facts

• Covered front porch
• Newer appliances
• Bonus room

Tags

• COVERED FRONT PORCH
• BRIGHT LIVING ROOM
• LARGE KITCHEN
• TILED SHOWER
• BONUS ROOM
• NEWER APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $33 ($401/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 $183k (8.3% below list).
• Recommended offer: $183k (8.3% 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; 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 $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 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $113k; list at $200k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,404 (8.3% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.92% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $207,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Grove Ave	0.09mi	3/1.5	1,586 (+8%)	1mo	$70,000	$44	78
138 Owasco St	0.44mi	3/2.5	1,392 (-5%)	2mo	$205,000	$147	69
150 Osborne St	0.20mi	3/1.5	1,303 (-12%)	2mo	$201,000	$154	66
7 Macdougall St	0.38mi	3/1.0	1,444 (-2%)	11mo	$232,000	$161	64
112 Mary St	0.33mi	3/1.0	1,381 (-6%)	10mo	$170,000	$123	60
136 Osborne St	0.19mi	3/1.5	1,252 (-15%)	4mo	$110,000	$88	59
24 Fitch Ave	0.63mi	4/1.0 (+1)	1,476 (+0%)	2mo	$202,800	$137	57
10 Hoffman St	0.59mi	3/1.0	1,484 (+1%)	11mo	$140,000	$94	56
48 Burt Ave	0.30mi	3/2.0	1,692 (+15%)	7mo	$234,900	$139	53
6 Fourth Ave	0.65mi	3/1.0	1,568 (+6%)	10mo	$264,000	$168	44
160 S Seward Ave	0.71mi	4/1.5 (+1)	1,352 (-8%)	5mo	$190,000	$141	40
153 S South St	0.65mi	3/2.0	1,682 (+14%)	10mo	$269,000	$160	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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-30,214
• Equity at exit: $29,806

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-23,370
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

ZIP-level market 13021

• Home prices YoY: -22.4%
• Active inventory: 221
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$284 /mo · $3,406/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $33

Break-even live

Break-even rent $1,792

Max offer price $199,900

Occupancy floor 93%

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: $49,975
• Closing costs: $5,997
• 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	0.65mi

Listing history 7 events

1. 2026-03-31
   status Pending
2. 2026-03-05
   listed $199,900 Active
3. 2020-08-07
   soldstatus $113,000 Closed Sale or Rented 330-char remark

   Show marketing remark (330 chars)

   Looking for that 3 bedroom 2 full bath home with plenty of updates then look no further. This home offer's beautiful hardwood floor's and a modern kitchen with 2 new full bathroom's and a 3 season room. The 1 car garage and above ground pool and shed are surrounded by a fully fenced yard. Call today for your private showing!!!!!

4. 2020-07-20
   status Pending Sale 330-char remark

   Show marketing remark (330 chars)

   Looking for that 3 bedroom 2 full bath home with plenty of updates then look no further. This home offer's beautiful hardwood floor's and a modern kitchen with 2 new full bathroom's and a 3 season room. The 1 car garage and above ground pool and shed are surrounded by a fully fenced yard. Call today for your private showing!!!!!

5. 2020-05-21
   historical Continue to Show- Under Contract 330-char remark

   Show marketing remark (330 chars)

   Looking for that 3 bedroom 2 full bath home with plenty of updates then look no further. This home offer's beautiful hardwood floor's and a modern kitchen with 2 new full bathroom's and a 3 season room. The 1 car garage and above ground pool and shed are surrounded by a fully fenced yard. Call today for your private showing!!!!!

6. 2020-02-05
   listed $124,900 Active 330-char remark

   Show marketing remark (330 chars)

   Looking for that 3 bedroom 2 full bath home with plenty of updates then look no further. This home offer's beautiful hardwood floor's and a modern kitchen with 2 new full bathroom's and a 3 season room. The 1 car garage and above ground pool and shed are surrounded by a fully fenced yard. Call today for your private showing!!!!!

7. 1996-02-07
   soldstatus $47,250

ⓘ 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: $3,406 · $284/mo
• Projected year-2 tax: $3,406 · $284/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 · 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: $22,008
• − Mortgage interest: −$11,198
• − Property taxes: −$3,406
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$5,815
• Taxable loss: −$2,932
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,105/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

+323.1% since first listed

7 events — show timeline

• 2026-03-31 Pending — CNYIS
• 2026-03-05 Listed $199,900 CNYIS
• 2020-08-07 Sold (MLS) $113,000 UNYREIS
• 2020-07-20 Pending — UNYREIS
• 2020-05-21 Contingent — UNYREIS
• 2020-02-05 Listed $124,900 UNYREIS
• 1996-02-07 Sold (Public Records) $47,250 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,406 · +10.8% YoY. Source: county tax records.