130 Park Pl · Auburn, NY 13021

$124,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 116 Days on market

Built 1890 4,988 sqft lot $106/sqft · 12% below area Est $143k · 12% 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 +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Welcome to this classic 2-story Colonial home in the heart of Auburn, NY! Built in 1890, this well-loved residence offers 3 bedrooms, 1 full bath, and approximately 1,176 sq ft of living space — a solid footprint ready for your personal touch. Step inside to discover an inviting layout featuring a bright living room, formal dining area, and eat-in kitchen — perfect for casual meals or entertaining. Large windows fill the home with natural light, while original character blends with everyday functionality. Outside, enjoy a detached 2-car garage and generous yard space that provide excellent storage and outdoor possibilities. This home could use some refreshing and cosmetic updates, making it an ideal opportunity for investors or buyers looking to add value and style. With its solid bones, spacious porch, and sought-after Park Place location near schools and local amenities, this property represents tremendous potential. Don’t miss your chance to own a piece of Auburn’s historic charm — bring your vision and make this classic house your next home! Property is being sold as-is.

Key facts

• Park place location
• Colonial home
• Generous yard space

Tags

• COLONIAL HOME
• DETACHED GARAGE
• GENEROUS YARD SPACE
• SPACIOUS PORCH
• PARK PLACE LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/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: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.41% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 5.9

CMA / ARV

• ARV (median comp): $142,553
• List price: $124,900
• Delta: -12.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Chapman Ave	0.26mi	3/1.0	1,209 (+3%)	7mo	$129,900	$107	77
6 Willard St	0.29mi	3/1.0	1,248 (+6%)	3mo	$99,900	$80	74
2 Van Patten St	0.33mi	3/1.0	1,152 (-2%)	10mo	$166,000	$144	72
83 Chapman Ave	0.26mi	3/2.0	1,245 (+6%)	7mo	$182,000	$146	68
16 Wright Ave	0.52mi	3/1.0	1,080 (-8%)	2mo	$124,700	$115	60
55 Chapman Ave	0.30mi	2/2.0 (-1)	1,084 (-8%)	8mo	$106,000	$98	57
53 West St	0.68mi	2/1.0 (-1)	1,242 (+6%)	2mo	$27,000	$22	52
7 Orchard Ave	0.32mi	4/2.0 (+1)	1,312 (+12%)	6mo	$170,000	$130	52
6 Richardson Ave	0.75mi	3/1.5	1,148 (-2%)	10mo	$170,000	$148	51
106 Clymer St	0.59mi	3/1.0	1,056 (-10%)	9mo	$155,500	$147	48
9 Wallace Ave	0.58mi	3/1.0	1,348 (+15%)	4mo	$144,000	$107	45
10 Wallace Ave	0.56mi	4/1.0 (+1)	1,076 (-8%)	13mo	$70,000	$65	44

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: 8.3%
• Equity multiple: 1.32×
• Total profit: $11,331
• Equity at exit: $18,623

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $50,641
• 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: 5.9×

Monthly cashflow live

• Estimated rent: $1,755 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $495

Break-even live

Break-even rent $1,129

Max offer price $124,900

Occupancy floor 67%

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 27 events

1. 2026-06-19
   days on market $124,900 Active 116 DOM
2. 2026-06-18
   days on market $124,900 Active 115 DOM
3. 2026-06-17
   days on market $124,900 Active 114 DOM
4. 2026-06-16
   days on market $124,900 Active 113 DOM
5. 2026-06-15
   days on market $124,900 Active 112 DOM
6. 2026-06-14
   days on market $124,900 Active 110 DOM
7. 2026-06-12
   days on market $124,900 Active 109 DOM
8. 2026-06-09
   days on market $124,900 Active 106 DOM
9. 2026-06-08
   days on market $124,900 Active 105 DOM
10. 2026-06-07
    days on market $124,900 Active 104 DOM
11. 2026-06-05
    days on market $124,900 Active 101 DOM
12. 2026-06-03
    days on market $124,900 Active 100 DOM
13. 2026-06-02
    days on market $124,900 Active 99 DOM
14. 2026-06-01
    days on market $124,900 Active 98 DOM
15. 2026-05-31
    days on market $124,900 Active 97 DOM
16. 2026-05-30
    days on market $124,900 Active 96 DOM
17. 2026-03-25
    price $124,900 1122-char remark

    Show marketing remark (1122 chars)

    Welcome to this classic 2-story Colonial home in the heart of Auburn, NY! Built in 1890, this well-loved residence offers 3 bedrooms, 1 full bath, and approximately 1,176 sq ft of living space — a solid footprint ready for your personal touch. Step inside to discover an inviting layout featuring a bright living room, formal dining area, and eat-in kitchen — perfect for casual meals or entertaining. Large windows fill the home with natural light, while original character blends with everyday functionality. Outside, enjoy a detached 2-car garage and generous yard space that provide excellent storage and outdoor possibilities. This home could use some refreshing and cosmetic updates, making it an ideal opportunity for investors or buyers looking to add value and style. With its solid bones, spacious porch, and sought-after Park Place location near schools and local amenities, this property represents tremendous potential. Don’t miss your chance to own a piece of Auburn’s historic charm — bring your vision and make this classic house your next home! Property is being sold as-is.

18. 2026-03-09
    price $129,900 1122-char remark

    Show marketing remark (1122 chars)

    Welcome to this classic 2-story Colonial home in the heart of Auburn, NY! Built in 1890, this well-loved residence offers 3 bedrooms, 1 full bath, and approximately 1,176 sq ft of living space — a solid footprint ready for your personal touch. Step inside to discover an inviting layout featuring a bright living room, formal dining area, and eat-in kitchen — perfect for casual meals or entertaining. Large windows fill the home with natural light, while original character blends with everyday functionality. Outside, enjoy a detached 2-car garage and generous yard space that provide excellent storage and outdoor possibilities. This home could use some refreshing and cosmetic updates, making it an ideal opportunity for investors or buyers looking to add value and style. With its solid bones, spacious porch, and sought-after Park Place location near schools and local amenities, this property represents tremendous potential. Don’t miss your chance to own a piece of Auburn’s historic charm — bring your vision and make this classic house your next home! Property is being sold as-is.

19. 2026-03-04
    price $134,900 1122-char remark

    Show marketing remark (1122 chars)

    Welcome to this classic 2-story Colonial home in the heart of Auburn, NY! Built in 1890, this well-loved residence offers 3 bedrooms, 1 full bath, and approximately 1,176 sq ft of living space — a solid footprint ready for your personal touch. Step inside to discover an inviting layout featuring a bright living room, formal dining area, and eat-in kitchen — perfect for casual meals or entertaining. Large windows fill the home with natural light, while original character blends with everyday functionality. Outside, enjoy a detached 2-car garage and generous yard space that provide excellent storage and outdoor possibilities. This home could use some refreshing and cosmetic updates, making it an ideal opportunity for investors or buyers looking to add value and style. With its solid bones, spacious porch, and sought-after Park Place location near schools and local amenities, this property represents tremendous potential. Don’t miss your chance to own a piece of Auburn’s historic charm — bring your vision and make this classic house your next home! Property is being sold as-is.

20. 2026-02-23
    listed $149,900 Active 1122-char remark

    Show marketing remark (1122 chars)

    Welcome to this classic 2-story Colonial home in the heart of Auburn, NY! Built in 1890, this well-loved residence offers 3 bedrooms, 1 full bath, and approximately 1,176 sq ft of living space — a solid footprint ready for your personal touch. Step inside to discover an inviting layout featuring a bright living room, formal dining area, and eat-in kitchen — perfect for casual meals or entertaining. Large windows fill the home with natural light, while original character blends with everyday functionality. Outside, enjoy a detached 2-car garage and generous yard space that provide excellent storage and outdoor possibilities. This home could use some refreshing and cosmetic updates, making it an ideal opportunity for investors or buyers looking to add value and style. With its solid bones, spacious porch, and sought-after Park Place location near schools and local amenities, this property represents tremendous potential. Don’t miss your chance to own a piece of Auburn’s historic charm — bring your vision and make this classic house your next home! Property is being sold as-is.

21. 2024-08-05
    historical
22. 2024-08-04
    historical
23. 2024-08-01
    listed $140,000 Active
24. 2024-05-13
    soldstatus $126,000 Closed
25. 2024-04-11
    status Pending
26. 2024-03-19
    historical Active Under Contract
27. 2024-03-14
    listed $114,900 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 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: $21,065
• − Mortgage interest: −$6,996
• − Property taxes: −$2,217
• − Insurance: −$624
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$3,633
• Taxable income: $4,223
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,926/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

+8.7% since first listed

11 events — show timeline

• 2026-03-25 Price Changed $124,900 CNYIS
• 2026-03-09 Price Changed $129,900 CNYIS
• 2026-03-04 Price Changed $134,900 CNYIS
• 2026-02-23 Listed $149,900 CNYIS
• 2024-08-05 Listing Removed — UNYREIS
• 2024-08-04 Listing Removed — UNYREIS
• 2024-08-01 Listed $140,000 UNYREIS
• 2024-05-13 Sold (MLS) $126,000 UNYREIS
• 2024-04-11 Pending — UNYREIS
• 2024-03-19 Contingent — UNYREIS
• 2024-03-14 Listed $114,900 UNYREIS

Property tax history

+6.3%/yr

Latest (2025): $2,217 · +17.6% YoY. Source: county tax records.