76 E Genesee St · Auburn, NY 13021

$119,900

5 bd · 4.0 ba · 3,386 sqft · MultiFamily public records · 114 Days on market

Built 1880 0.28 ac lot $35/sqft · 64% below area ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This charming and spacious two-family residence located in Auburn, is a standout opportunity for both investors and owner-occupants. Built in 1880, this classic brick home offers an impressive 3,386 square feet of living space and sits on a generous 0.28-acre lot. With both units fully vacant, the property is ideal for an owner-occupant looking to live in one unit while generating rental income from the other, or for an investor seeking a strong addition to their portfolio. The home features two separate units, each with its own unique layout. The upstairs unit offers four generously sized bedrooms and two full bathrooms, along with the convenience of in-unit laundry. A large eat-in kitchen serves as the heart of the unit, complete with a pantry that provides ample storage and functionality for everyday living or entertaining. High ceilings and classic architectural details throughout the unit reflect the character of the home’s era while offering the space today’s buyers appreciate. The upstairs unit contains access to the full attic for more storage space. The downstairs unit features three bedrooms and one sizeable full bathroom, offering a flexible layout ideal for tenants or extended family living. The downstairs unit also has an eat in kitchen, formal dining room and a front and back porch area. Additional laundry access is available in the clean, full basement, which also provides excellent storage space. Additional features include natural gas heating, a two-car detached garage, and a long driveway shared with the neighboring property at 74 East Genesee Street. The solid brick construction and expansive square footage make this home a durable and valuable investment. With its fully vacant status and versatile layout, this two-family property presents an excellent opportunity to generate income or create an owner-occupied living arrangement.

Key facts

• Pantry
• Large eat in kitchen
• Two family residence

Tags

• TWO FAMILY RESIDENCE
• UNIQUE LAYOUT
• IN UNIT LAUNDRY
• LARGE EAT IN KITCHEN
• PANTRY
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $909/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• At $3,640/mo this rent would consume 72% of the median local household income ($61k/yr) (locally 1449% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.04% ✓
• Cap rate: 24.48%
• Cash-on-cash: 64.96%
• DSCR: 3.89
• GRM: 2.7

CMA / ARV

• ARV (median comp): $336,967
• List price: $119,900
• Delta: -64.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171-173 E Genesee St	0.55mi	6/3.0 (+1)	3,304 (-2%)	15mo	$206,000	$62	48
12 Easterly Ave	0.69mi	6/4.0 (+1)	3,822 (+13%)	2mo	$220,000	$58	40
23 Cady St	0.64mi	6/3.0 (+1)	3,080 (-9%)	11mo	$250,000	$81	37
125-127 S Seward Ave	0.46mi	6/2.0 (+1)	2,891 (-15%)	10mo	$220,500	$76	32

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: 64.2%
• Equity multiple: 3.87×
• Total profit: $96,508
• Equity at exit: $17,877

10-year hold

• IRR: 68.6%
• Equity multiple: 7.97×
• Total profit: $233,870
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,640 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$380 /mo · $4,556/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $1,817

Break-even live

Break-even rent $1,340

Max offer price $119,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,885	-5% $1,851	+0% $1,817	+5% $1,783	+10% $1,749
Rent	-10% $1,530	-5% $1,673	+0% $1,817	+5% $1,961	+10% $2,105
Rate	-1.0pp $1,878	-0.5pp $1,848	base $1,817	+0.5pp $1,786	+1.0pp $1,755

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$3,640
Total (2 units)			$3,640

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $119,900 Active 114 DOM
2. 2026-06-18
   days on market $119,900 Active 113 DOM
3. 2026-06-17
   days on market $119,900 Active 112 DOM
4. 2026-06-16
   days on market $119,900 Active 111 DOM
5. 2026-06-15
   days on market $119,900 Active 110 DOM
6. 2026-06-14
   days on market $119,900 Active 108 DOM
7. 2026-06-12
   pricedays on market $119,900 Active 107 DOM
8. 2026-06-09
   days on market $125,000 Active 104 DOM
9. 2026-06-08
   days on market $125,000 Active 103 DOM
10. 2026-06-07
    days on market $125,000 Active 102 DOM
11. 2026-06-05
    days on market $125,000 Active 99 DOM
12. 2026-06-03
    days on market $125,000 Active 98 DOM
13. 2026-06-02
    days on market $125,000 Active 97 DOM
14. 2026-06-01
    days on market $125,000 Active 96 DOM
15. 2026-05-31
    days on market $125,000 Active 95 DOM
16. 2026-05-30
    days on market $125,000 Active 94 DOM
17. 2026-04-28
    price $135,000 1892-char remark

    Show marketing remark (1892 chars)

    This charming and spacious two-family residence located in Auburn, is a standout opportunity for both investors and owner-occupants. Built in 1880, this classic brick home offers an impressive 3,386 square feet of living space and sits on a generous 0.28-acre lot. With both units fully vacant, the property is ideal for an owner-occupant looking to live in one unit while generating rental income from the other, or for an investor seeking a strong addition to their portfolio. The home features two separate units, each with its own unique layout. The upstairs unit offers four generously sized bedrooms and two full bathrooms, along with the convenience of in-unit laundry. A large eat-in kitchen serves as the heart of the unit, complete with a pantry that provides ample storage and functionality for everyday living or entertaining. High ceilings and classic architectural details throughout the unit reflect the character of the home’s era while offering the space today’s buyers appreciate. The upstairs unit contains access to the full attic for more storage space. The downstairs unit features three bedrooms and one sizeable full bathroom, offering a flexible layout ideal for tenants or extended family living. The downstairs unit also has an eat in kitchen, formal dining room and a front and back porch area. Additional laundry access is available in the clean, full basement, which also provides excellent storage space. Additional features include natural gas heating, a two-car detached garage, and a long driveway shared with the neighboring property at 74 East Genesee Street. The solid brick construction and expansive square footage make this home a durable and valuable investment. With its fully vacant status and versatile layout, this two-family property presents an excellent opportunity to generate income or create an owner-occupied living arrangement.

18. 2026-04-08
    price $144,900 1892-char remark

    Show marketing remark (1892 chars)

    This charming and spacious two-family residence located in Auburn, is a standout opportunity for both investors and owner-occupants. Built in 1880, this classic brick home offers an impressive 3,386 square feet of living space and sits on a generous 0.28-acre lot. With both units fully vacant, the property is ideal for an owner-occupant looking to live in one unit while generating rental income from the other, or for an investor seeking a strong addition to their portfolio. The home features two separate units, each with its own unique layout. The upstairs unit offers four generously sized bedrooms and two full bathrooms, along with the convenience of in-unit laundry. A large eat-in kitchen serves as the heart of the unit, complete with a pantry that provides ample storage and functionality for everyday living or entertaining. High ceilings and classic architectural details throughout the unit reflect the character of the home’s era while offering the space today’s buyers appreciate. The upstairs unit contains access to the full attic for more storage space. The downstairs unit features three bedrooms and one sizeable full bathroom, offering a flexible layout ideal for tenants or extended family living. The downstairs unit also has an eat in kitchen, formal dining room and a front and back porch area. Additional laundry access is available in the clean, full basement, which also provides excellent storage space. Additional features include natural gas heating, a two-car detached garage, and a long driveway shared with the neighboring property at 74 East Genesee Street. The solid brick construction and expansive square footage make this home a durable and valuable investment. With its fully vacant status and versatile layout, this two-family property presents an excellent opportunity to generate income or create an owner-occupied living arrangement.

19. 2026-03-27
    price $149,900 1892-char remark

    Show marketing remark (1892 chars)

    This charming and spacious two-family residence located in Auburn, is a standout opportunity for both investors and owner-occupants. Built in 1880, this classic brick home offers an impressive 3,386 square feet of living space and sits on a generous 0.28-acre lot. With both units fully vacant, the property is ideal for an owner-occupant looking to live in one unit while generating rental income from the other, or for an investor seeking a strong addition to their portfolio. The home features two separate units, each with its own unique layout. The upstairs unit offers four generously sized bedrooms and two full bathrooms, along with the convenience of in-unit laundry. A large eat-in kitchen serves as the heart of the unit, complete with a pantry that provides ample storage and functionality for everyday living or entertaining. High ceilings and classic architectural details throughout the unit reflect the character of the home’s era while offering the space today’s buyers appreciate. The upstairs unit contains access to the full attic for more storage space. The downstairs unit features three bedrooms and one sizeable full bathroom, offering a flexible layout ideal for tenants or extended family living. The downstairs unit also has an eat in kitchen, formal dining room and a front and back porch area. Additional laundry access is available in the clean, full basement, which also provides excellent storage space. Additional features include natural gas heating, a two-car detached garage, and a long driveway shared with the neighboring property at 74 East Genesee Street. The solid brick construction and expansive square footage make this home a durable and valuable investment. With its fully vacant status and versatile layout, this two-family property presents an excellent opportunity to generate income or create an owner-occupied living arrangement.

20. 2026-02-25
    listed $150,000 Active 1892-char remark

    Show marketing remark (1892 chars)

    This charming and spacious two-family residence located in Auburn, is a standout opportunity for both investors and owner-occupants. Built in 1880, this classic brick home offers an impressive 3,386 square feet of living space and sits on a generous 0.28-acre lot. With both units fully vacant, the property is ideal for an owner-occupant looking to live in one unit while generating rental income from the other, or for an investor seeking a strong addition to their portfolio. The home features two separate units, each with its own unique layout. The upstairs unit offers four generously sized bedrooms and two full bathrooms, along with the convenience of in-unit laundry. A large eat-in kitchen serves as the heart of the unit, complete with a pantry that provides ample storage and functionality for everyday living or entertaining. High ceilings and classic architectural details throughout the unit reflect the character of the home’s era while offering the space today’s buyers appreciate. The upstairs unit contains access to the full attic for more storage space. The downstairs unit features three bedrooms and one sizeable full bathroom, offering a flexible layout ideal for tenants or extended family living. The downstairs unit also has an eat in kitchen, formal dining room and a front and back porch area. Additional laundry access is available in the clean, full basement, which also provides excellent storage space. Additional features include natural gas heating, a two-car detached garage, and a long driveway shared with the neighboring property at 74 East Genesee Street. The solid brick construction and expansive square footage make this home a durable and valuable investment. With its fully vacant status and versatile layout, this two-family property presents an excellent opportunity to generate income or create an owner-occupied living arrangement.

ⓘ 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: $4,556 · $380/mo
• Projected year-2 tax: $4,556 · $380/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 ≥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: $43,680
• − Mortgage interest: −$6,716
• − Property taxes: −$4,556
• − Insurance: −$600
• − Repairs & maintenance: −$3,494
• − Management: −$3,494
• − Depreciation: −$3,488
• Taxable income: $21,332
• Est. tax owed @ 24.0%: −$5,120
• After-tax cash flow: $16,687/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

-10.0% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $135,000 CNYIS
• 2026-04-08 Price Changed $144,900 CNYIS
• 2026-03-27 Price Changed $149,900 CNYIS
• 2026-02-25 Listed $150,000 CNYIS

Property tax history

+2.2%/yr

Latest (2025): $4,556 · +10.8% YoY. Source: county tax records.