130 Woodlawn Ave · Auburn, NY 13021

$140,000

4 bd · 1.0 ba · 1,708 sqft · SingleFamily public records · 15 Days on market

Built 1910 4,329 sqft lot Est $171k · 18% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 MLS

This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

Key facts

• Full basement
• Local amenities
• Original woodwork

Tags

• ORIGINAL WOODWORK
• FULL BASEMENT
• SPACIOUS LAYOUT
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story residence; Existing (previously built) property
• Construction: Block, concrete and vinyl siding exterior; Stone foundation; Asphalt shingle roof
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Disposal; Refrigerator; Eat-in kitchen
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Natural woodwork; Workshop; Full basement with sump pump
• Laundry & utility: Washer and dryer; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 $968 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $40k; list at $140k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.30% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.03%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $170,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Wood St	0.47mi	4/1.0	1,636 (-4%)	8mo	$164,300	$100	64
15 Delevan St	0.54mi	3/1.0 (-1)	1,752 (+3%)	7mo	$135,000	$77	60
24 Fitch Ave	0.37mi	4/1.0	1,476 (-14%)	2mo	$202,800	$137	58
48 Burt Ave	0.62mi	3/2.0 (-1)	1,692 (-1%)	7mo	$234,900	$139	54
12 Thornton Ave	0.69mi	4/1.0	1,608 (-6%)	12mo	$95,000	$59	48
3 Parsons St	0.73mi	5/2.0 (+1)	1,624 (-5%)	3mo	$39,000	$24	46
153 S South St	0.75mi	3/2.0 (-1)	1,682 (-2%)	10mo	$269,000	$160	45
25 Tuxill Sq	0.41mi	3/1.5 (-1)	1,871 (+10%)	18mo	$129,000	$69	43
75 Van Anden St	0.69mi	3/2.0 (-1)	1,519 (-11%)	2mo	$50,000	$33	38
124 Van Anden St	0.67mi	5/2.0 (+1)	1,860 (+9%)	17mo	$34,516	$19	31
19 Richardson Ave	0.72mi	3/1.5 (-1)	1,504 (-12%)	13mo	$195,000	$130	28
29 Van Patten St	0.72mi	3/2.0 (-1)	1,506 (-12%)	18mo	$153,000	$102	23

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $8,599
• Equity at exit: $20,874

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $47,814
• Equity at exit: $12,105

Cash invested: $39,200 (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: 221
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $491

Break-even live

Break-even rent $1,199

Max offer price $140,000

Occupancy floor 68%

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: $35,000
• Closing costs: $4,200
• 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	43d	1	1.06mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	43d	1	1.42mi

Listing history 14 events

1. 2026-04-17
   status Pending
2. 2026-04-16
   historical Active Under Contract
3. 2026-04-09
   price $140,000
4. 2026-04-02
   listed $145,000 Active
5. 2018-06-24
   historical
6. 2018-05-28
   listed $84,900 Active
7. 2015-12-30
   soldstatus $40,000 Closed Sale or Rented 218-char remark

   Show marketing remark (218 chars)

   This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

8. 2015-12-02
   status Pending Sale 218-char remark

   Show marketing remark (218 chars)

   This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

9. 2015-11-23
   price $45,000 218-char remark

   Show marketing remark (218 chars)

   This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

10. 2015-10-23
    price $52,900 218-char remark

    Show marketing remark (218 chars)

    This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

11. 2015-09-23
    price $57,900 218-char remark

    Show marketing remark (218 chars)

    This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

12. 2015-08-26
    price $64,900 218-char remark

    Show marketing remark (218 chars)

    This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

13. 2015-07-22
    listed $67,900 Active 218-char remark

    Show marketing remark (218 chars)

    This is a Fannie Mae Homepath Property! Large four bedroom colonial with beautiful hardwood floors and original woodwork. This home has a lot of character. There is a also a newer boiler and a shed. Call today to view!

14. 2000-06-21
    soldstatus $67,500

ⓘ 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: $1,857 · $155/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$254/yr (+$21/mo · 13.7%)

ⓘ 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: $21,847
• − Mortgage interest: −$7,842
• − Property taxes: −$1,857
• − Insurance: −$700
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$4,073
• Taxable income: $3,879
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,961/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

+107.4% since first listed

14 events — show timeline

• 2026-04-17 Pending — CNYIS
• 2026-04-16 Contingent — CNYIS
• 2026-04-09 Price Changed $140,000 CNYIS
• 2026-04-02 Listed $145,000 CNYIS
• 2018-06-24 Listing Removed — CNYIS
• 2018-05-28 Listed $84,900 CNYIS
• 2015-12-30 Sold (MLS) $40,000 CNYIS
• 2015-12-02 Pending — CNYIS
• 2015-11-23 Price Changed $45,000 CNYIS
• 2015-10-23 Price Changed $52,900 CNYIS
• 2015-09-23 Price Changed $57,900 CNYIS
• 2015-08-26 Price Changed $64,900 CNYIS
• 2015-07-22 Listed $67,900 CNYIS
• 2000-06-21 Sold (Public Records) $67,500 Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,857 · +4.0% YoY. Source: county tax records.