60 Union St · Auburn, NY 13021

$159,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 9 Days on market

Built 1905 5,513 sqft lot Est $132k · 21% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• 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

Welcome to this well maintained 3 bedroom, 1.5 bath home situated on a quiet street just steps from Casey Park that boosts a new renovated playground and expansive walking trails. Inside, you'll find a spacious open kitchen that serves as the heart of the home, offering plenty of room for cooking, gathering, and entertaining. A formal dining room provides the perfect setting for family meals and special occasions, while the convenience of first-floor laundry makes everyday living a breeze. Enjoy peaceful mornings with a cup of coffee or take your work calls from the privacy of the back enclosed porch, offering relaxing views of the large backyard. The generous outdoor space provides endless

Key facts

• Formal dining room
• Large backyard
• Back enclosed porch

Tags

• EXPANSIVE WALKING TRAILS
• SPACIOUS OPEN KITCHEN
• FORMAL DINING ROOM
• FIRST-FLOOR LAUNDRY
• BACK ENCLOSED PORCH
• LARGE BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected; Cable available; Electric with fuses
• Home design: Single-story; Existing construction; Vinyl siding; Stone foundation
• Construction: Vinyl siding construction; Stone foundation
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Irregular lot; Near public transit; Residential lot; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 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
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 9.4% vs local median 7.6% in Auburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 35% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $159k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,000

Questions for the listing agent

1. Built in 1905 — 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $131,670
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Seymour St	0.32mi	3/0.5	1,216 (+2%)	10mo	$30,000	$25	72
76 Pulaski St	0.11mi	3/1.0	1,272 (+6%)	16mo	$150,000	$118	71
163 Cottage St	0.30mi	3/1.0	1,230 (+3%)	14mo	$135,000	$110	70
37 Pulaski St	0.27mi	3/1.0	1,116 (-7%)	9mo	$112,000	$100	69
185 Perrine Ave	0.49mi	3/1.0	1,296 (+8%)	4mo	$92,500	$71	60
141 Cottage St	0.23mi	3/1.0	1,044 (-13%)	10mo	$140,000	$134	59
53 West St	0.61mi	2/1.0 (-1)	1,242 (+4%)	2mo	$27,000	$22	58
26 Chase St	0.35mi	3/2.0	1,372 (+15%)	4mo	$170,000	$124	52
50 N Division St	0.53mi	3/1.0	1,358 (+14%)	6mo	$120,000	$88	48
124 Curtis Pl	0.70mi	3/1.5	1,295 (+8%)	8mo	$165,000	$127	45
17 North Park	0.75mi	3/1.5	1,308 (+9%)	7mo	$195,000	$149	42

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $499
• Equity at exit: $23,707

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $34,118
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $413

Break-even live

Break-even rent $1,236

Max offer price $159,000

Occupancy floor 72%

Sensitivity live

Price	-10% $503	-5% $458	+0% $413	+5% $368	+10% $323
Rent	-10% $274	-5% $344	+0% $413	+5% $483	+10% $552
Rate	-1.0pp $493	-0.5pp $454	base $413	+0.5pp $372	+1.0pp $330

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   status $159,000 Pending 9 DOM
2. 2026-06-12
   days on market $159,000 Active 9 DOM
3. 2026-06-09
   days on market $159,000 Active 6 DOM
4. 2026-06-08
   days on market $159,000 Active 5 DOM
5. 2026-06-07
   days on market $159,000 Active 4 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $159,000 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: $921 · $77/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$883/yr (+$74/mo · 95.9%)

ⓘ 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 3/10 Moderate 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: $21,113
• − Mortgage interest: −$8,906
• − Property taxes: −$921
• − Insurance: −$795
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,625
• Taxable income: $2,487
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $4,361/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

+297.5% since first listed

3 events — show timeline

• 2026-06-03 Listed $159,000 UNYREIS
• 2003-06-04 Sold (Public Records) $38,160 Public Records
• 1998-08-17 Sold (Public Records) $40,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $921 · -50.5% YoY. Source: county tax records.