43 Grant Ave · Auburn, NY 13021

$124,999

4 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 95 Days on market

Built 1900 3,939 sqft lot $76/sqft · 29% below area Est $176k · 29% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

New Price! 2 Story Home with 4 Bedrooms, 1.5 Bath, Spacious Living room & Dining room with hardwood flooring. Full bath upstairs with a 1/2 bath down. Attic storage. Front enclosed porch and small side yard for low maintenance. Newer Roof. Shared driveway with room for 2 vehicles. Fantastic price for a 4 bed/ 2 bath home. Nicely priced home for an Owner Occupy! or Great Investment property with good income potential.

Key facts

• 3,939 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 2 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,749 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 5.7

CMA / ARV

• ARV (median comp): $176,321
• List price: $124,999
• Delta: -29.11%
• 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
69 Lansing St	0.22mi	4/1.5	1,608 (-2%)	7mo	$204,000	$127	78
76 Grant Ave	0.14mi	4/1.5	1,744 (+6%)	3mo	$173,000	$99	78
18 Paul St	0.13mi	3/1.5 (-1)	1,516 (-8%)	4mo	$65,000	$43	71
3 Parsons St	0.42mi	5/2.0 (+1)	1,624 (-1%)	3mo	$39,000	$24	68
126 N Fulton St	0.33mi	3/1.5 (-1)	1,568 (-4%)	6mo	$162,500	$104	65
34 Liberty St	0.40mi	4/1.5	1,464 (-11%)	3mo	$135,000	$92	59
29 Liberty St	0.41mi	4/1.5	1,470 (-10%)	8mo	$153,300	$104	55
121 E Genesee St	0.37mi	3/2.5 (-1)	1,800 (+10%)	2mo	$395,000	$219	54
318 N Seward Ave	0.48mi	3/1.0 (-1)	1,500 (-8%)	8mo	$219,900	$147	52
22 Sherman St	0.53mi	5/2.0 (+1)	1,782 (+9%)	2mo	$250,000	$140	50
130 North St	0.53mi	3/2.0 (-1)	1,789 (+9%)	2mo	$198,000	$111	49
78 Standart Ave	0.51mi	3/2.0 (-1)	1,448 (-12%)	1mo	$165,000	$114	47

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $17,955
• Equity at exit: $18,638

10-year hold

• IRR: 21.8%
• Equity multiple: 2.85×
• Total profit: $64,871
• Equity at exit: $10,808

Cash invested: $35,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $600

Break-even live

Break-even rent $1,061

Max offer price $124,999

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	44d	1	0.39mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	44d	1	0.59mi

Listing history 26 events

1. 2026-06-19
   days on market $124,999 Active 95 DOM
2. 2026-06-18
   days on market $124,999 Active 94 DOM
3. 2026-06-17
   days on market $124,999 Active 93 DOM
4. 2026-06-16
   days on market $124,999 Active 92 DOM
5. 2026-06-15
   days on market $124,999 Active 91 DOM
6. 2026-06-14
   days on market $124,999 Active 89 DOM
7. 2026-06-12
   days on market $124,999 Active 88 DOM
8. 2026-06-09
   days on market $124,999 Active 85 DOM
9. 2026-06-08
   days on market $124,999 Active 84 DOM
10. 2026-06-07
    days on market $124,999 Active 83 DOM
11. 2026-06-05
    days on market $124,999 Active 80 DOM
12. 2026-06-03
    days on market $124,999 Active 79 DOM
13. 2026-06-02
    days on market $124,999 Active 78 DOM
14. 2026-06-01
    days on market $124,999 Active 77 DOM
15. 2026-05-31
    days on market $124,999 Active 76 DOM
16. 2026-05-30
    days on market $124,999 Active 75 DOM
17. 2026-05-12
    price $124,999 426-char remark

    Show marketing remark (426 chars)

    New Price! 2 Story Home with 4 Bedrooms, 1.5 Bath, Spacious Living room & Dining room with hardwood flooring. Full bath upstairs with a 1/2 bath down. Attic storage. Front enclosed porch and small side yard for low maintenance. Newer Roof. Shared driveway with room for 2 vehicles. Fantastic price for a 4 bed/ 2 bath home. Nicely priced home for an Owner Occupy! or Great Investment property with good income potential.

18. 2026-04-11
    price $134,900 426-char remark

    Show marketing remark (426 chars)

    New Price! 2 Story Home with 4 Bedrooms, 1.5 Bath, Spacious Living room & Dining room with hardwood flooring. Full bath upstairs with a 1/2 bath down. Attic storage. Front enclosed porch and small side yard for low maintenance. Newer Roof. Shared driveway with room for 2 vehicles. Fantastic price for a 4 bed/ 2 bath home. Nicely priced home for an Owner Occupy! or Great Investment property with good income potential.

19. 2026-03-16
    listed $145,000 Active 426-char remark

    Show marketing remark (426 chars)

    New Price! 2 Story Home with 4 Bedrooms, 1.5 Bath, Spacious Living room & Dining room with hardwood flooring. Full bath upstairs with a 1/2 bath down. Attic storage. Front enclosed porch and small side yard for low maintenance. Newer Roof. Shared driveway with room for 2 vehicles. Fantastic price for a 4 bed/ 2 bath home. Nicely priced home for an Owner Occupy! or Great Investment property with good income potential.

20. 2022-09-08
    soldstatus $50,000
21. 2022-08-31
    soldstatus $50,000 Closed Sale or Rented 96-char remark

    Show marketing remark (96 chars)

    Investors Delight or Owner Occupied! Newly renovated home and presently rented. Priced to Sell!

22. 2022-08-04
    status Pending Sale 96-char remark

    Show marketing remark (96 chars)

    Investors Delight or Owner Occupied! Newly renovated home and presently rented. Priced to Sell!

23. 2020-12-01
    listed $69,900 Active 96-char remark

    Show marketing remark (96 chars)

    Investors Delight or Owner Occupied! Newly renovated home and presently rented. Priced to Sell!

24. 2019-03-04
    historical
25. 2018-11-30
    price $69,900
26. 2018-08-13
    listed $79,900 Active

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,841 · $153/mo
• Expected delta: +$271/yr (+$23/mo · 17.3%)

ⓘ 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: $21,846
• − Mortgage interest: −$7,002
• − Property taxes: −$1,570
• − Insurance: −$625
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$3,636
• Taxable income: $5,517
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $5,873/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

+56.4% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $124,999 CNYIS
• 2026-04-11 Price Changed $134,900 CNYIS
• 2026-03-16 Listed $145,000 CNYIS
• 2022-09-08 Sold (Public Records) $50,000 Public Records
• 2022-08-31 Sold (MLS) $50,000 UNYREIS
• 2022-08-04 Pending — UNYREIS
• 2020-12-01 Listed $69,900 UNYREIS
• 2019-03-04 Listing Removed — CNYIS
• 2018-11-30 Price Changed $69,900 CNYIS
• 2018-08-13 Listed $79,900 CNYIS

Property tax history

-3.9%/yr

Latest (2025): $1,570 · +10.8% YoY. Source: county tax records.