43 Grant Ave · Auburn, NY 13021

$109,900

4 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 191 Days on market

Built 1900 Fair condition 3,939 sqft lot $67/sqft · 40% below area Est $182k · 40% 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 +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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 $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: Herman Avenue Elementary School (math 21% / reading 35%, grade F, #1,774 of 2,108 statewide, top 84%, 444 students, 51% 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 61% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 372 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $35k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $110k implies a 120% 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.67% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.26%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $182,170
• List price: $109,900
• Delta: -39.67%
• 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
32 Morris St	0.23mi	4/1.5	1,650 (+1%)	1mo	$224,000	$136	86
43 Arterial W	0.24mi	3/1.5 (-1)	1,680 (+2%)	2mo	$165,000	$98	77
59 Cayuga St	0.22mi	3/1.5 (-1)	1,516 (-8%)	1mo	$182,000	$120	70
3 Parsons St	0.42mi	5/2.0 (+1)	1,624 (-1%)	6mo	$39,000	$24	65
39 Perry St	0.33mi	3/1.0 (-1)	1,472 (-10%)	3mo	$30,000	$20	60
34 Liberty St	0.40mi	4/1.5	1,464 (-11%)	6mo	$135,000	$92	56
12 Drummond St	0.62mi	3/2.0 (-1)	1,580 (-4%)	0mo	$310,000	$196	56
121 E Genesee St	0.37mi	3/2.5 (-1)	1,800 (+10%)	5mo	$395,000	$219	52
30 Sherman St	0.57mi	3/1.0 (-1)	1,483 (-10%)	1mo	$105,000	$71	51
22 Sherman St	0.53mi	5/2.0 (+1)	1,782 (+9%)	5mo	$250,000	$140	48
130 North St	0.53mi	3/2.0 (-1)	1,789 (+9%)	5mo	$198,000	$111	46
78 Standart Ave	0.51mi	3/2.0 (-1)	1,448 (-12%)	4mo	$165,000	$114	44

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $26,742
• Equity at exit: $16,386

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $80,719
• Equity at exit: $9,502

Cash invested: $30,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 31 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $199,450 ($123/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.6% vs 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: 5.0×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $699

Break-even live

Break-even rent $953

Max offer price $109,900

Occupancy floor 57%

Sensitivity live

Price	-10% $761	-5% $730	+0% $699	+5% $668	+10% $637
Rent	-10% $554	-5% $627	+0% $699	+5% $772	+10% $844
Rate	-1.0pp $754	-0.5pp $727	base $699	+0.5pp $671	+1.0pp $642

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	139d	1	0.39mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	139d	1	0.59mi
4 Lake Ave Auburn, NY	3.0	1.0	1824	$1,650	$0.90	1d	1	0.86mi

Listing history 50 events

1. 2026-09-23
   days on market $109,900 Active 191 DOM
2. 2026-09-21
   days on market $109,900 Active 189 DOM
3. 2026-09-20
   days on market $109,900 Active 188 DOM
4. 2026-09-18
   days on market $109,900 Active 186 DOM
5. 2026-09-17
   days on market $109,900 Active 185 DOM
6. 2026-09-16
   days on market $109,900 Active 184 DOM
7. 2026-09-15
   days on market $109,900 Active 183 DOM
8. 2026-09-14
   days on market $109,900 Active 182 DOM
9. 2026-09-13
   days on market $109,900 Active 181 DOM
10. 2026-09-12
    days on market $109,900 Active 180 DOM
11. 2026-09-11
    remarks 486-char remark
12. 2026-09-11
    pricedays on market $109,900 Active 179 DOM
13. 2026-09-05
    days on market $115,900 Active 173 DOM
14. 2026-09-04
    days on market $115,900 Active 172 DOM
15. 2026-09-03
    days on market $115,900 Active 171 DOM
16. 2026-09-02
    days on market $115,900 Active 170 DOM
17. 2026-08-30
    days on market $115,900 Active 167 DOM
18. 2026-08-29
    days on market $115,900 Active 166 DOM
19. 2026-08-28
    days on market $115,900 Active 165 DOM
20. 2026-08-27
    days on market $115,900 Active 164 DOM
21. 2026-08-26
    days on market $115,900 Active 163 DOM
22. 2026-08-25
    days on market $115,900 Active 162 DOM
23. 2026-08-24
    days on market $115,900 Active 161 DOM
24. 2026-08-23
    remarks 468-char remark
25. 2026-08-23
    pricedays on market $115,900 Active 160 DOM
26. 2026-08-22
    days on market $119,900 Active 159 DOM
27. 2026-08-21
    days on market $119,900 Active 158 DOM
28. 2026-08-20
    days on market $119,900 Active 157 DOM
29. 2026-08-19
    days on market $119,900 Active 156 DOM
30. 2026-08-18
    days on market $119,900 Active 155 DOM
31. 2026-08-17
    days on market $119,900 Active 154 DOM
32. 2026-08-16
    days on market $119,900 Active 153 DOM
33. 2026-08-15
    days on market $119,900 Active 152 DOM
34. 2026-08-14
    days on market $119,900 Active 151 DOM
35. 2026-08-13
    days on market $119,900 Active 150 DOM
36. 2026-08-12
    days on market $119,900 Active 149 DOM
37. 2026-08-11
    days on market $119,900 Active 148 DOM
38. 2026-08-10
    days on market $119,900 Active 147 DOM
39. 2026-08-09
    days on market $119,900 Active 146 DOM
40. 2026-08-08
    days on market $119,900 Active 145 DOM
41. 2026-08-07
    days on market $119,900 Active 144 DOM
42. 2026-08-06
    days on market $119,900 Active 143 DOM
43. 2026-08-05
    days on market $119,900 Active 142 DOM
44. 2026-08-04
    days on market $119,900 Active 141 DOM
45. 2026-08-03
    days on market $119,900 Active 140 DOM
46. 2026-07-31
    days on market $119,900 Active 137 DOM
47. 2026-07-30
    days on market $119,900 Active 136 DOM
48. 2026-07-29
    days on market $119,900 Active 135 DOM
49. 2026-07-27
    days on market $119,900 Active 133 DOM
50. 2026-07-25
    days on market $119,900 Active 131 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: $1,570 · $131/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: +$144/yr (+$12/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 ≥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: $22,057
• − Mortgage interest: −$6,156
• − Property taxes: −$1,570
• − Insurance: −$550
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$3,197
• Taxable income: $7,055
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $6,696/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 $41,000–$73,800 screening

A 2-story home with fair exterior condition, requiring minor repairs and maintenance. Paint exterior and trim landscaping to boost curb appeal and value.

Repairs flagged

• Minor Exterior paint — Some wear visible
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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 45/100

Zoned Schools

Elementary Herman Avenue Elementary School F NY #1,774/2,108 Nat'l #28,175/41,679 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

+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.