22 Myrtle Ave · Auburn, NY 13021

$124,900

4 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 47 Days on market

Built 1880 10,001 sqft lot $73/sqft · 15% below area Est $147k · 15% 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 +14.3/15.0
• 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

Beautifully maintained and move-in ready, this charming home at 22 Myrtle Ave in Auburn offers the perfect blend of character, comfort, and convenience. Nestled on a quiet neighborhood street, this property features spacious living areas filled with natural light, creating a warm and inviting atmosphere from the moment you step inside. The home offers generously sized bedrooms, an updated kitchen with ample cabinet and counter space, and well-appointed bathrooms designed for everyday comfort. Thoughtful updates throughout provide peace of mind while maintaining the home’s classic appeal. Outside, enjoy a private backyard perfect for entertaining, gardening, or simply relaxing, along w

Key facts

• Private backyard
• Updated kitchen
• Off-street parking

Tags

• PRIVATE BACKYARD
• UPDATED KITCHEN
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing construction
• Construction: Composite siding; Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Porch; Enclosed porch

Interior

• Kitchen: Country-style kitchen; Appliances negotiable; Gas water heater
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Hardwood; Laminate; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating; Radiant heating; Stove heating; Programmable thermostat
• Interior features: Separate/formal dining room; Entrance foyer; Country kitchen; Programmable thermostat; Enclosed porch; Sunroom; Bonus room; Florida room; Family room; Entry foyer
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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).
• 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 $864 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 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 $52k; list at $125k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (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 1880 — 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: 1.53% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.58%
• DSCR: 1.96
• GRM: 5.4

CMA / ARV

• ARV (median comp): $147,072
• List price: $124,900
• Delta: -15.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Case Ave	0.27mi	4/2.0	1,804 (+5%)	3mo	$225,000	$125	76
183 Van Anden St	0.25mi	4/1.0	1,857 (+8%)	4mo	$164,300	$88	67
4 Case Ave	0.26mi	4/1.5	1,485 (-14%)	8mo	$189,900	$128	57
266 Seymour St	0.32mi	4/2.0	1,482 (-14%)	9mo	$40,000	$27	55
251 Seymour St	0.38mi	3/2.0 (-1)	1,842 (+7%)	13mo	$135,000	$73	54
126 N Division St	0.34mi	3/1.5 (-1)	1,884 (+10%)	15mo	$135,000	$72	48
124 Van Anden St	0.57mi	5/2.0 (+1)	1,860 (+8%)	17mo	$34,516	$19	40
21 Union St	0.74mi	3/1.5 (-1)	1,506 (-12%)	6mo	$169,950	$113	33

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $19,863
• Equity at exit: $18,623

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $69,045
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $629

Break-even live

Break-even rent $1,115

Max offer price $124,900

Occupancy floor 62%

Sensitivity live

Price	-10% $700	-5% $664	+0% $629	+5% $594	+10% $558
Rent	-10% $478	-5% $554	+0% $629	+5% $705	+10% $780
Rate	-1.0pp $692	-0.5pp $661	base $629	+0.5pp $597	+1.0pp $564

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $124,900 Pending 47 DOM
2. 2026-06-17
   days on market $124,900 Active Under Contract 47 DOM
3. 2026-06-16
   days on market $124,900 Active Under Contract 46 DOM
4. 2026-06-15
   days on market $124,900 Active Under Contract 45 DOM
5. 2026-06-14
   days on market $124,900 Active Under Contract 43 DOM
6. 2026-06-12
   days on market $124,900 Active Under Contract 42 DOM
7. 2026-06-09
   days on market $124,900 Active Under Contract 39 DOM
8. 2026-06-08
   days on market $124,900 Active Under Contract 38 DOM
9. 2026-06-07
   days on market $124,900 Active Under Contract 37 DOM
10. 2026-06-05
    days on market $124,900 Active Under Contract 34 DOM
11. 2026-06-03
    days on market $124,900 Active Under Contract 33 DOM
12. 2026-06-02
    days on market $124,900 Active Under Contract 32 DOM
13. 2026-06-01
    days on market $124,900 Active Under Contract 31 DOM
14. 2026-05-31
    days on market $124,900 Active Under Contract 30 DOM
15. 2026-05-30
    days on market $124,900 Active Under Contract 29 DOM
16. 2026-05-05
    historical Active Under Contract 1078-char remark
17. 2026-05-01
    listed $124,900 Active 1078-char remark
18. 2013-07-03
    listed $69,000
19. 2012-10-10
    listed $73,200
20. 2002-06-27
    soldstatus $51,900
21. 1991-11-06
    soldstatus $60,000

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,099 · $175/mo
• Expected delta: +$12/yr (+$1/mo · 0.6%)

ⓘ 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: $22,936
• − Mortgage interest: −$6,996
• − Property taxes: −$2,087
• − Insurance: −$624
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$3,633
• Taxable income: $5,925
• Est. tax owed @ 24.0%: −$1,422
• After-tax cash flow: $6,126/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

+108.2% since first listed

7 events — show timeline

• 2026-06-17 Pending — UNYREIS
• 2026-05-05 Contingent — UNYREIS
• 2026-05-01 Listed $124,900 UNYREIS
• 2013-07-03 Listed $69,000 CNYIS
• 2012-10-10 Listed $73,200 CNYIS
• 2002-06-27 Sold (Public Records) $51,900 Public Records
• 1991-11-06 Sold (Public Records) $60,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,087 · +10.8% YoY. Source: county tax records.