14 Mary St · Auburn, NY 13021

$119,900

4 bd · 1.5 ba · 2,092 sqft · SingleFamily public records · 27 Days on market

Built 1890 4,160 sqft lot Est $236k · 49% under

---

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 +15.0/15.0
• 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 MLS

This Beauty just hit the market - newly listed historic home is a remarkable opportunity for buyers seeking to restore a piece of local heritage in a sought-after neighborhood. With its generous layout, including a full kitchen, first-floor laundry, and a flexible floor plan, this property offers potential for customization and personalization. The second floor's layout with three pass-through bedrooms, a half bath, and an unfinished bathroom provides ample space for living arrangements. While the home will benefit from some renovations, such as porch repairs, painting, and interior finishing, the sturdy mechanicals set a solid foundation for future remodeling projects. The unfinished bathroom, ceiling repairs, and dated interior allow for creative freedom in reimagining this house into a dream residence. The fact that the home is currently functional and had long-term tenants until recently adds to its appeal and livability. With the charm of a historic home and the potential to become a stunning modern abode, this property offers a blend of character and opportunity.

Key facts

• Pressed tin ceilings
• Historic charm
• Original detail

Tags

• HISTORIC CHARM
• ORIGINAL DETAIL
• TIMELESS VICTORIAN STAIRCASE
• PRESSED TIN CEILINGS
• HARDWOOD CABINETRY
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $118,101 (1.5% below list)

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: 1.52% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $236,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Mary St	0.00mi	4/1.0	2,092 (0%)	1mo	$110,000	$53	97
5 Mary St	0.05mi	3/2.0 (-1)	2,244 (+7%)	9mo	$265,000	$118	71
40 Hamilton Ave	0.18mi	3/2.0 (-1)	2,154 (+3%)	10mo	$292,500	$136	71
118 E Genesee St	0.59mi	4/1.5	2,070 (-1%)	2mo	$238,500	$115	69
17 Hoffman St	0.37mi	4/2.0	2,214 (+6%)	4mo	$200,000	$90	68
23 S Lewis St	0.61mi	3/2.0 (-1)	2,176 (+4%)	1mo	$180,000	$83	57
16 Sherman St	0.59mi	3/1.5 (-1)	2,232 (+7%)	2mo	$185,000	$83	54
16 Augustus St	0.42mi	3/2.5 (-1)	1,906 (-9%)	5mo	$215,000	$113	52
2 Hockeborne Ave	0.70mi	3/1.5 (-1)	1,920 (-8%)	3mo	$200,000	$104	46
22 Sherman St	0.57mi	5/2.0 (+1)	1,782 (-15%)	2mo	$250,000	$140	40
121 E Genesee St	0.63mi	3/2.5 (-1)	1,800 (-14%)	2mo	$395,000	$219	37
7295 Owasco Rd	0.70mi	3/2.0 (-1)	1,785 (-15%)	5mo	$195,000	$109	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: 10.1%
• Equity multiple: 1.40×
• Total profit: $13,325
• Equity at exit: $17,877

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $54,021
• 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: $1,821 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$247 /mo · $2,960/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $513

Break-even live

Break-even rent $1,171

Max offer price $119,900

Occupancy floor 67%

Sensitivity live

Price	-10% $581	-5% $547	+0% $513	+5% $479	+10% $445
Rent	-10% $369	-5% $441	+0% $513	+5% $585	+10% $657
Rate	-1.0pp $573	-0.5pp $543	base $513	+0.5pp $482	+1.0pp $450

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: —

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	44d	1	0.52mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	44d	1	0.83mi

Listing history 15 events

1. 2026-04-01
   status Pending
2. 2026-03-31
   historical Active Under Contract
3. 2026-03-10
   price $119,900
4. 2026-03-05
   listed $129,900 Active
5. 2025-04-22
   status Active
6. 2025-02-14
   historical Active Under Contract
7. 2025-01-28
   listed $102,000 Active
8. 2024-11-21
   historical 1085-char remark

   Show marketing remark (1085 chars)

   This Beauty just hit the market - newly listed historic home is a remarkable opportunity for buyers seeking to restore a piece of local heritage in a sought-after neighborhood. With its generous layout, including a full kitchen, first-floor laundry, and a flexible floor plan, this property offers potential for customization and personalization. The second floor's layout with three pass-through bedrooms, a half bath, and an unfinished bathroom provides ample space for living arrangements. While the home will benefit from some renovations, such as porch repairs, painting, and interior finishing, the sturdy mechanicals set a solid foundation for future remodeling projects. The unfinished bathroom, ceiling repairs, and dated interior allow for creative freedom in reimagining this house into a dream residence. The fact that the home is currently functional and had long-term tenants until recently adds to its appeal and livability. With the charm of a historic home and the potential to become a stunning modern abode, this property offers a blend of character and opportunity.

9. 2024-10-21
   soldstatus $90,000 Closed 1085-char remark

   Show marketing remark (1085 chars)

   This Beauty just hit the market - newly listed historic home is a remarkable opportunity for buyers seeking to restore a piece of local heritage in a sought-after neighborhood. With its generous layout, including a full kitchen, first-floor laundry, and a flexible floor plan, this property offers potential for customization and personalization. The second floor's layout with three pass-through bedrooms, a half bath, and an unfinished bathroom provides ample space for living arrangements. While the home will benefit from some renovations, such as porch repairs, painting, and interior finishing, the sturdy mechanicals set a solid foundation for future remodeling projects. The unfinished bathroom, ceiling repairs, and dated interior allow for creative freedom in reimagining this house into a dream residence. The fact that the home is currently functional and had long-term tenants until recently adds to its appeal and livability. With the charm of a historic home and the potential to become a stunning modern abode, this property offers a blend of character and opportunity.

10. 2024-07-21
    historical Active Under Contract 1085-char remark

    Show marketing remark (1085 chars)

    This Beauty just hit the market - newly listed historic home is a remarkable opportunity for buyers seeking to restore a piece of local heritage in a sought-after neighborhood. With its generous layout, including a full kitchen, first-floor laundry, and a flexible floor plan, this property offers potential for customization and personalization. The second floor's layout with three pass-through bedrooms, a half bath, and an unfinished bathroom provides ample space for living arrangements. While the home will benefit from some renovations, such as porch repairs, painting, and interior finishing, the sturdy mechanicals set a solid foundation for future remodeling projects. The unfinished bathroom, ceiling repairs, and dated interior allow for creative freedom in reimagining this house into a dream residence. The fact that the home is currently functional and had long-term tenants until recently adds to its appeal and livability. With the charm of a historic home and the potential to become a stunning modern abode, this property offers a blend of character and opportunity.

11. 2024-06-21
    listed $102,500 Active 1085-char remark

    Show marketing remark (1085 chars)

    This Beauty just hit the market - newly listed historic home is a remarkable opportunity for buyers seeking to restore a piece of local heritage in a sought-after neighborhood. With its generous layout, including a full kitchen, first-floor laundry, and a flexible floor plan, this property offers potential for customization and personalization. The second floor's layout with three pass-through bedrooms, a half bath, and an unfinished bathroom provides ample space for living arrangements. While the home will benefit from some renovations, such as porch repairs, painting, and interior finishing, the sturdy mechanicals set a solid foundation for future remodeling projects. The unfinished bathroom, ceiling repairs, and dated interior allow for creative freedom in reimagining this house into a dream residence. The fact that the home is currently functional and had long-term tenants until recently adds to its appeal and livability. With the charm of a historic home and the potential to become a stunning modern abode, this property offers a blend of character and opportunity.

12. 2013-08-27
    listed $59,900
13. 2009-12-29
    soldstatus $58,000
14. 2009-12-23
    soldstatus $58,000
15. 2009-08-13
    listed $59,900

ⓘ 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: $2,960 · $247/mo
• Projected year-2 tax: $2,960 · $247/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 ≥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: −$6,716
• − Property taxes: −$2,960
• − Insurance: −$600
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$3,488
• Taxable income: $4,588
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $5,054/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

+100.2% since first listed

15 events — show timeline

• 2026-04-01 Pending — CNYIS
• 2026-03-31 Contingent — CNYIS
• 2026-03-10 Price Changed $119,900 CNYIS
• 2026-03-05 Listed $129,900 CNYIS
• 2025-04-22 Relisted — CNYIS
• 2025-02-14 Contingent — CNYIS
• 2025-01-28 Listed $102,000 CNYIS
• 2024-11-21 Listing Removed — UNYREIS
• 2024-10-21 Sold (MLS) $90,000 UNYREIS
• 2024-07-21 Contingent — UNYREIS
• 2024-06-21 Listed $102,500 UNYREIS
• 2013-08-27 Listed $59,900 CNYIS
• 2009-12-29 Sold (Public Records) $58,000 Public Records
• 2009-12-23 Sold (MLS) $58,000 CNYIS
• 2009-08-13 Listed $59,900 CNYIS

Property tax history

+2.4%/yr

Latest (2025): $2,960 · +10.8% YoY. Source: county tax records.