64 Walnut St · Auburn, NY 13021

$89,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 9 Days on market

Built 1891 4,527 sqft lot Est $172k · 48% 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 +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

This East End Two-Story Home is an Investors Delight, or You Can Bring Some Vision and Make it Your Own!!! Good Bones, Situated on a Spacious Yard, Featuring a New Block Foundation, Newer Roof and Furnace. Interior Needs a Complete Renovation, Making This the Perfect Project to Customize from Top to Bottom.

Key facts

• Spacious yard
• New furnace
• Newer roof

Tags

• NEW BLOCK FOUNDATION
• NEWER ROOF
• NEW FURNACE
• SPACIOUS YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing construction
• Construction: Shake siding; Blown-in insulation; Asphalt roof; Block foundation; Resale property
• Exterior features: Concrete driveway; Gravel driveway; Rectangular residential lot, 33 x 135

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Total of 6 rooms (includes living spaces such as den, living room, dining room and entry foyer)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Geothermal heating; Forced air heating
• Interior features: Den; Separate/formal dining room; Entrance foyer; Separate/formal living room; Other (see remarks)
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 16.5% 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 35% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1891 — 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: 2.01% ✓
• Cap rate: 16.46%
• Cash-on-cash: 36.29%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $172,161
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Osborne St	0.39mi	3/1.5	1,252 (+2%)	4mo	$110,000	$88	73
10 Maple St	0.17mi	2/1.0 (-1)	1,113 (-9%)	2mo	$136,000	$122	70
65 Perry St	0.55mi	3/1.5	1,226 (+0%)	2mo	$145,000	$118	70
150 Osborne St	0.37mi	3/1.5	1,303 (+7%)	2mo	$201,000	$154	68
67 Hamilton Ave	0.56mi	2/2.0 (-1)	1,211 (-1%)	0mo	$230,000	$190	63
160 S Seward Ave	0.18mi	4/1.5 (+1)	1,352 (+11%)	5mo	$190,000	$141	63
43 Ross St	0.40mi	3/1.5	1,100 (-10%)	2mo	$181,000	$165	62
138 Owasco St	0.21mi	3/2.5	1,392 (+14%)	2mo	$205,000	$147	59
19 Silver Ave	0.56mi	3/1.0	1,112 (-9%)	2mo	$120,000	$108	58
22 Florence St	0.54mi	3/2.0	1,128 (-8%)	3mo	$126,000	$112	56
37 Highland St Ext	0.75mi	3/1.0	1,130 (-8%)	1mo	$290,000	$257	52
42 Seminary St	0.68mi	2/1.0 (-1)	1,396 (+14%)	3mo	$63,000	$45	37

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: 32.1%
• Equity multiple: 2.35×
• Total profit: $33,635
• Equity at exit: $13,270

10-year hold

• IRR: 39.2%
• Equity multiple: 4.66×
• Total profit: $91,317
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $754

Break-even live

Break-even rent $833

Max offer price $89,000

Occupancy floor 53%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $89,000 Pending 9 DOM
2. 2026-06-05
   days on market $89,000 Active 7 DOM
3. 2026-06-03
   days on market $89,000 Active 6 DOM
4. 2026-06-02
   days on market $89,000 Active 5 DOM
5. 2026-06-01
   days on market $89,000 Active 4 DOM
6. 2026-05-31
   days on market $89,000 Active 3 DOM
7. 2026-05-30
   days on market $89,000 Active 2 DOM
8. 2026-05-28
   listed $89,000 Active

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/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 0% 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: $21,439
• − Mortgage interest: −$4,985
• − Property taxes: −$1,847
• − Insurance: −$445
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$2,589
• Taxable income: $8,143
• Est. tax owed @ 24.0%: −$1,954
• After-tax cash flow: $7,090/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

1 event — show timeline

• 2026-05-28 Listed $89,000 UNYREIS

Property tax history

+0.6%/yr

Latest (2025): $1,847 · +30.5% YoY. Source: county tax records.