1 Lawton Ave · Auburn, NY 13021

$149,900

4 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 1 Days on market

Built 1890 4,356 sqft lot Est $185k · 19% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• 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

Large 1620 square foot Colonial style home in City of Auburn, 1st floor has large living room, full formal dining room and kitchen along and 1/2 bath. 2nd floor has 4 bedrooms and a full bath. There is walk up stairs to full attic which does have possibilities. Also has full basement. Hardwood floors through.

Key facts

• 4,356 sq ft lot
• Built 1890

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing home; Block foundation
• Construction: Aluminum siding; Blown-in insulation
• Exterior features: Blacktop driveway; City street frontage; Rectangular residential lot (50 x 116)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 9 total rooms including family room and laundry (bedroom count not specified)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Dining area; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.2% vs local median 7.6% in Auburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $1k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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 $150k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1890 — 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: 1.21% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $184,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Parsons St	0.34mi	5/2.0 (+1)	1,624 (+0%)	3mo	$39,000	$24	73
69 Lansing St	0.44mi	4/1.5	1,608 (-1%)	7mo	$204,000	$127	70
76 Grant Ave	0.36mi	4/1.5	1,744 (+8%)	3mo	$173,000	$99	66
18 Paul St	0.31mi	3/1.5 (-1)	1,516 (-6%)	4mo	$65,000	$43	64
121 E Genesee St	0.21mi	3/2.5 (-1)	1,800 (+11%)	2mo	$395,000	$219	59
126 N Fulton St	0.54mi	3/1.5 (-1)	1,568 (-3%)	6mo	$162,500	$104	57
22 Sherman St	0.35mi	5/2.0 (+1)	1,782 (+10%)	2mo	$250,000	$140	56
34 Liberty St	0.52mi	4/1.5	1,464 (-10%)	3mo	$135,000	$92	55
318 N Seward Ave	0.48mi	3/1.0 (-1)	1,500 (-7%)	8mo	$219,900	$147	54
130 North St	0.61mi	3/2.0 (-1)	1,789 (+10%)	2mo	$198,000	$111	43
78 Standart Ave	0.74mi	3/2.0 (-1)	1,448 (-11%)	1mo	$165,000	$114	38
138 Owasco St	0.62mi	3/2.5 (-1)	1,392 (-14%)	2mo	$205,000	$147	35

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,333
• Equity at exit: $22,351

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $28,548
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$230 /mo · $2,758/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $360

Break-even live

Break-even rent $1,365

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• 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	0.22mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	43d	1	0.53mi

Listing history 1 events

1. 2026-06-16
   listed $149,900 Active 1 DOM

ⓘ 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: $2,758 · $230/mo
• Projected year-2 tax: $2,758 · $230/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 · 16 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: $21,843
• − Mortgage interest: −$8,397
• − Property taxes: −$2,758
• − Insurance: −$750
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$4,361
• Taxable income: $2,083
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,815/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

+80.7% since first listed

21 events — show timeline

• 2026-06-15 Listed $149,900 CNYIS
• 2020-12-10 Sold (Public Records) $52,500 Public Records
• 2020-12-07 Sold (MLS) $52,500 CNYIS
• 2020-10-05 Pending — CNYIS
• 2020-09-15 Pending — CNYIS
• 2020-09-12 Contingent — CNYIS
• 2020-09-03 Relisted — CNYIS
• 2020-08-27 Pending — CNYIS
• 2020-08-21 Relisted — CNYIS
• 2020-08-17 Contingent — CNYIS
• 2020-07-31 Price Changed $54,900 CNYIS
• 2020-07-24 Relisted — CNYIS
• 2020-06-17 Pending — CNYIS
• 2020-05-17 Contingent — CNYIS
• 2020-02-25 Listed $59,900 CNYIS
• 2019-05-11 Listing Removed — CNYIS
• 2019-03-13 Price Changed $64,900 CNYIS
• 2019-02-18 Price Changed $74,900 CNYIS
• 2019-01-10 Price Changed $84,900 CNYIS
• 2018-10-01 Listed $95,000 CNYIS
• 2009-12-07 Sold (Public Records) $82,978 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,758 · +10.8% YoY. Source: county tax records.