28 Saint Anthony St · Auburn, NY 13021

$115,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 12 Days on market

Built 1970 8,100 sqft lot $105/sqft · 33% below area Est $171k · 33% 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 +29.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home offers a solid layout and strong potential but requires significant renovations. The first floor includes a living room and eat-in kitchen with sliding doors leading to a deck and spacious backyard. Upstairs features three generously sized bedrooms and a full bath. The basement offers a partially finished space that could be reimagined as an office or den, along with a large laundry/utility area. One-car attached garage.

Key facts

• Spacious backyard
• Eat-in kitchen
• Sliding doors

Tags

• EAT-IN KITCHEN
• SLIDING DOORS
• SPACIOUS BACKYARD
• PARTIALLY FINISHED SPACE
• LARGE LAUNDRY UTILITY AREA

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: 2-story home; Vinyl siding; Architectural shingle roof; Entry with walk-out basement access; Property listed as resale (fixer)
• Construction: Built as existing structure; Block foundation
• Exterior features: Concrete driveway; Deck; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen; Kitchen/family room combo
• Bedrooms: Total of 6 rooms including living spaces, office, and laundry
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Home office; Kitchen/family room combo; Living/dining room; Sliding glass door(s); Sliding doors
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

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 $115k).
• Cap rate 10.6% 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: 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: Genesee Street Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 321 students, 83% 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 71% FRL vs 42% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• This rent runs 34% 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 $795 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.51% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.39%
• DSCR: 1.68
• GRM: 5.5

CMA / ARV

• ARV (median comp): $170,860
• List price: $115,000
• Delta: -32.69%
• 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
106 Clymer St	0.23mi	3/1.0	1,056 (-4%)	9mo	$155,500	$147	76
16 Wright Ave	0.58mi	3/1.0	1,080 (-2%)	2mo	$124,700	$115	69
2 Van Patten St	0.32mi	3/1.0	1,152 (+5%)	10mo	$166,000	$144	68
108 Clymer St	0.22mi	3/2.0	1,056 (-4%)	15mo	$238,000	$225	67
6 Willard St	0.23mi	3/1.0	1,248 (+14%)	3mo	$99,900	$80	63
85 Chapman Ave	0.33mi	3/1.0	1,209 (+10%)	7mo	$129,900	$107	61
55 Chapman Ave	0.54mi	2/2.0 (-1)	1,084 (-1%)	8mo	$106,000	$98	57
28 Anderson Cir	0.51mi	3/1.5	1,008 (-8%)	8mo	$249,900	$248	54
83 Chapman Ave	0.34mi	3/2.0	1,245 (+14%)	7mo	$182,000	$146	51
26 Van Patten St	0.23mi	3/1.5	1,248 (+14%)	16mo	$155,000	$124	51
140 Garrow Street Ext	0.45mi	3/2.0	1,176 (+7%)	16mo	$195,000	$166	50
6018 Dunning Ave	0.60mi	3/1.5	1,237 (+13%)	11mo	$91,000	$74	39

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $7,792
• Equity at exit: $17,147

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $41,161
• Equity at exit: $9,943

Cash invested: $32,200 (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: 223
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$305 /mo · $3,665/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $413

Break-even live

Break-even rent $1,211

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $478	-5% $445	+0% $413	+5% $380	+10% $348
Rent	-10% $276	-5% $344	+0% $413	+5% $481	+10% $550
Rate	-1.0pp $471	-0.5pp $442	base $413	+0.5pp $383	+1.0pp $353

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-17
   status Pending 434-char remark
2. 2026-05-05
   listed $115,000 Active 434-char remark
3. 2019-11-21
   historical
4. 2019-10-25
   price $92,900
5. 2019-08-23
   price $94,900
6. 2019-07-30
   status Active
7. 2019-07-15
   historical
8. 2019-04-30
   price $109,000
9. 2019-01-15
   listed $124,900 Active
10. 2016-04-19
    soldstatus $115,100
11. 2014-11-20
    historical
12. 2014-10-22
    listed $1,000
13. 2014-10-06
    soldstatus $75,000
14. 2014-10-03
    soldstatus $75,000
15. 2014-06-06
    listed $84,900

ⓘ 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: $3,665 · $305/mo
• Projected year-2 tax: $3,665 · $305/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 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: $20,800
• − Mortgage interest: −$6,442
• − Property taxes: −$3,665
• − Insurance: −$575
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$3,345
• Taxable income: $3,445
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $4,129/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

+35.5% since first listed

15 events — show timeline

• 2026-05-17 Pending — CNYIS
• 2026-05-05 Listed $115,000 CNYIS
• 2019-11-21 Listing Removed — CNYIS
• 2019-10-25 Price Changed $92,900 CNYIS
• 2019-08-23 Price Changed $94,900 CNYIS
• 2019-07-30 Relisted — CNYIS
• 2019-07-15 Listing Removed — CNYIS
• 2019-04-30 Price Changed $109,000 CNYIS
• 2019-01-15 Listed $124,900 CNYIS
• 2016-04-19 Sold (Public Records) $115,100 Public Records
• 2014-11-20 Listing Removed — CNYIS
• 2014-10-22 Listed $1,000 CNYIS
• 2014-10-06 Sold (Public Records) $75,000 Public Records
• 2014-10-03 Sold (MLS) $75,000 CNYIS
• 2014-06-06 Listed $84,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $3,665 · +10.8% YoY. Source: county tax records.