232 Seymour St · Auburn, NY 13021

$159,900

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 47 Days on market

Built 1870 6,881 sqft lot Est $160k · at est.

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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 +23.6/30.0
• ARV discount +7.7/15.0
• DSCR +7.6/10.0
• 1% rule +7.0/10.0
• 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 has been recently updated, must see. The kitchen is an eat in kitchen with new cabinetry and yet has a formal dining area that could be used for another sitting are. With plenty of space for entertaining this home has two more rooms for maybe a family room or a living room, game room. This home does have a first-floor bedroom, or could be a home office, you deicide. The upstairs has a new plush wall to wall carpet, and a storge area or whatever is needed. The back kitchen door goes directly to the spacious back yard.

Key facts

• Eat in kitchen
• Spacious back yard
• Formal dining area

Tags

• EAT IN KITCHEN
• FORMAL DINING AREA
• FIRST FLOOR BEDROOM
• SPACIOUS BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

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 38% 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $93k; list at $160k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $160,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Seymour St	0.12mi	4/2.0	1,482 (-1%)	9mo	$40,000	$27	85
75 Van Anden St	0.34mi	3/2.0 (-1)	1,519 (+1%)	2mo	$50,000	$33	75
4 Case Ave	0.41mi	4/1.5	1,485 (-1%)	8mo	$189,900	$128	71
21 Union St	0.39mi	3/1.5 (-1)	1,506 (+0%)	6mo	$169,950	$113	69
50 N Division St	0.29mi	3/1.0 (-1)	1,358 (-10%)	6mo	$120,000	$88	56
238 State St	0.52mi	3/1.5 (-1)	1,456 (-3%)	10mo	$150,000	$103	56
26 Chase St	0.51mi	3/2.0 (-1)	1,372 (-8%)	4mo	$170,000	$124	54
23 Chase St	0.49mi	3/1.0 (-1)	1,652 (+10%)	2mo	$165,000	$100	49
7 Orchard Ave	0.63mi	4/2.0	1,312 (-12%)	5mo	$170,000	$130	45
185 Perrine Ave	0.47mi	3/1.0 (-1)	1,296 (-14%)	4mo	$92,500	$71	43
9 Wallace Ave	0.67mi	3/1.0 (-1)	1,348 (-10%)	4mo	$144,000	$107	40
124 Curtis Pl	0.73mi	3/1.5 (-1)	1,295 (-14%)	8mo	$165,000	$127	30

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,700
• Equity at exit: $23,842

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $19,169
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

ZIP-level market 13021

• Home prices YoY: -22.4%
• Active inventory: 221
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$309 /mo · $3,706/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $300

Break-even live

Break-even rent $1,537

Max offer price $159,900

Occupancy floor 79%

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: $39,975
• Closing costs: $4,797
• 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	1.36mi

Listing history 5 events

1. 2026-03-04
   status Pending
2. 2026-01-16
   listed $159,900 Active
3. 2012-05-16
   listed $89,900
4. 2007-08-24
   soldstatus $93,000
5. 1995-03-28
   soldstatus $39,900

ⓘ 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: $3,706 · $309/mo
• Projected year-2 tax: $3,706 · $309/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 ≥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: $22,999
• − Mortgage interest: −$8,957
• − Property taxes: −$3,706
• − Insurance: −$800
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$4,652
• Taxable income: $1,205
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $3,312/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

+300.8% since first listed

5 events — show timeline

• 2026-03-04 Pending — CNYIS
• 2026-01-16 Listed $159,900 CNYIS
• 2012-05-16 Listed $89,900 CNYIS
• 2007-08-24 Sold (Public Records) $93,000 Public Records
• 1995-03-28 Sold (Public Records) $39,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,706 · +27.7% YoY. Source: county tax records.