53 West St · Auburn, NY 13021

$36,900

2 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 30 Days on market

Built 1920 3,465 sqft lot ↓ 40% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

HANDYMAN'S SPECIAL: Investment Opportunity in Auburn, NY! A fantastic opportunity awaits the savvy investor or dedicated flipper at 53 West St. in Auburn, New York. This two-bedroom, one-bath single-family home is a true handyman's special, offering significant potential to add value through complete rehabilitation. The property features a durable vinyl exterior and includes a detached one-car garage. While it requires substantial work, the project has already been jump-started with the installation of some new windows and some new drywall. The home is being sold strictly in as-is condition. Don't miss this chance to take over a rewarding project and transform this property into a profit

Key facts

• New drywall
• New windows
• 3,465 sq ft lot

Tags

• DURABLE VINYL EXTERIOR
• DETACHED ONE-CAR GARAGE
• NEW WINDOWS
• NEW DRYWALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $928 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Recommended offer: $36k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.5% 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).
• This rent runs 31% 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 $255 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 5 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 $27k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,346 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 4.22% ✓
• Cap rate: 36.47%
• Cash-on-cash: 107.79%
• DSCR: 5.80
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $132,894
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 West St	0.00mi	2/1.0	1,242 (0%)	2mo	$27,000	$22	98
242 Seymour St	0.29mi	3/0.5 (+1)	1,216 (-2%)	10mo	$30,000	$25	67
163 Cottage St	0.37mi	3/1.0 (+1)	1,230 (-1%)	14mo	$135,000	$110	65
50 N Division St	0.22mi	3/1.0 (+1)	1,358 (+9%)	6mo	$120,000	$88	64
9 Wallace Ave	0.38mi	3/1.0 (+1)	1,348 (+8%)	4mo	$144,000	$107	60
185 Perrine Ave	0.56mi	3/1.0 (+1)	1,296 (+4%)	4mo	$92,500	$71	58
76 Pulaski St	0.56mi	3/1.0 (+1)	1,272 (+2%)	16mo	$150,000	$118	52
—	0.40mi	3/2.0 (+1)	1,312 (+6%)	18mo	$33,500	$26	48
306 Seymour St	0.29mi	3/2.0 (+1)	1,424 (+15%)	10mo	$155,000	$109	44
16 Wright Ave	0.59mi	3/1.0 (+1)	1,080 (-13%)	2mo	$124,700	$115	44
37 Pulaski St	0.67mi	3/1.0 (+1)	1,116 (-10%)	9mo	$112,000	$100	39
2 Van Patten St	0.75mi	3/1.0 (+1)	1,152 (-7%)	10mo	$166,000	$144	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: —
• Equity multiple: 6.15×
• Total profit: $53,184
• Equity at exit: $5,502

10-year hold

• IRR: —
• Equity multiple: 12.87×
• Total profit: $122,641
• Equity at exit: $3,190

Cash invested: $10,332 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $928

Break-even live

Break-even rent $383

Max offer price $36,900

Occupancy floor 35%

Sensitivity live

Price	-10% $949	-5% $939	+0% $928	+5% $918	+10% $907
Rent	-10% $805	-5% $867	+0% $928	+5% $990	+10% $1,051
Rate	-1.0pp $947	-0.5pp $937	base $928	+0.5pp $919	+1.0pp $909

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-29
   soldstatus $27,000
2. 2025-11-23
   status Pending
3. 2025-11-23
   historical Active Under Contract
4. 2025-10-20
   listed $36,900 Active
5. 2025-01-30
   historical
6. 2024-10-23
   price $49,000
7. 2024-07-08
   listed $49,900 Active
8. 2022-01-28
   status Under Contract- Do Not Show
9. 2022-01-28
   historical
10. 2022-01-23
    price $38,500
11. 2022-01-11
    price $38,900
12. 2021-10-13
    listed $39,900 Active
13. 2016-06-09
    historical
14. 2016-05-24
    soldstatus $23,000
15. 2016-03-29
    price $24,900
16. 2016-03-24
    price $25,000
17. 2016-02-26
    listed $24,900
18. 2012-08-06
    listed $54,900
19. 2008-07-03
    soldstatus $59,000
20. 1994-02-04
    soldstatus $45,000

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,126 · $94/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: $18,696
• − Mortgage interest: −$2,067
• − Property taxes: −$1,126
• − Insurance: −$184
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$1,073
• Taxable income: $11,254
• Est. tax owed @ 24.0%: −$2,701
• After-tax cash flow: $8,436/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

-40.0% since first listed

20 events — show timeline

• 2026-04-29 Sold (Public Records) $27,000 Public Records
• 2025-11-23 Pending — UNYREIS
• 2025-11-23 Contingent — UNYREIS
• 2025-10-20 Listed $36,900 UNYREIS
• 2025-01-30 Listing Removed — UNYREIS
• 2024-10-23 Price Changed $49,000 UNYREIS
• 2024-07-08 Listed $49,900 UNYREIS
• 2022-01-28 Pending — UNYREIS
• 2022-01-28 Listing Removed — UNYREIS
• 2022-01-23 Price Changed $38,500 UNYREIS
• 2022-01-11 Price Changed $38,900 UNYREIS
• 2021-10-13 Listed $39,900 UNYREIS
• 2016-06-09 Listing Removed — CNYIS
• 2016-05-24 Sold (MLS) $23,000 CNYIS
• 2016-03-29 Price Changed $24,900 WNYREIS
• 2016-03-24 Price Changed $25,000 WNYREIS
• 2016-02-26 Listed $24,900 CNYIS
• 2012-08-06 Listed $54,900 CNYIS
• 2008-07-03 Sold (Public Records) $59,000 Public Records
• 1994-02-04 Sold (Public Records) $45,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $1,126 · +10.8% YoY. Source: county tax records.