19 Grove Ave · Auburn, NY 13021

$115,000

2 bd · 1.5 ba · 1,940 sqft · SingleFamily public records · 133 Days on market

Built 1890 4,356 sqft lot $59/sqft · 48% below area Est $222k · 48% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• 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

Charming 3-Bedroom home on a private lot with Detached Garage. This three bedroom 1 1/2 bath 1940 sq ft home is set back from Grove Ave and has plenty of privacy. Near Clifford Field and walking distance to Seward Elementary- this home is priced to sell. Large spacious kitchen, bright and airy living room and a 1st floor laundry. Thoughtfully laid out, this home features generous room sizes, abundant natural light, and a comfortable flow ideal for everyday living and entertaining.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 5y ago; this cycle's ask has dropped $28k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $115k implies a 259% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $222,297
• List price: $115,000
• Delta: -48.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Hamilton Ave	0.11mi	3/2.0 (+1)	2,154 (+11%)	10mo	$292,500	$136	61
16 Augustus St	0.50mi	3/2.5 (+1)	1,906 (-2%)	5mo	$215,000	$113	60
139 Owasco St	0.43mi	3/1.5 (+1)	1,853 (-4%)	11mo	$162,721	$88	58
2 Hockeborne Ave	0.73mi	3/1.5 (+1)	1,920 (-1%)	3mo	$200,000	$104	57
48 Burt Ave	0.19mi	3/2.0 (+1)	1,692 (-13%)	7mo	$234,900	$139	57
25 Tuxill Sq	0.50mi	3/1.5 (+1)	1,871 (-4%)	18mo	$129,000	$69	50
7295 Owasco Rd	0.59mi	3/2.0 (+1)	1,785 (-8%)	4mo	$195,000	$109	49
44 Pulsifer Dr	0.56mi	3/1.5 (+1)	1,953 (+1%)	23mo	$256,000	$131	49
20 Anna St	0.57mi	2/2.0	1,836 (-5%)	20mo	$180,000	$98	46
153 S South St	0.54mi	3/2.0 (+1)	1,682 (-13%)	10mo	$269,000	$160	37
37 Augustus St	0.62mi	3/2.0 (+1)	1,700 (-12%)	10mo	$235,000	$138	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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,022
• Equity at exit: $17,147

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $13,205
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$142 /mo · $1,699/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $213

Break-even live

Break-even rent $1,003

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Chedell Pl Auburn, NY	2.0	1.0	2096	$1,100	$0.52	44d	1	0.64mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	44d	1	0.99mi

Listing history 50 events

1. 2026-06-19
   days on market $115,000 Active 133 DOM
2. 2026-06-18
   days on market $115,000 Active 132 DOM
3. 2026-06-17
   days on market $115,000 Active 131 DOM
4. 2026-06-16
   days on market $115,000 Active 130 DOM
5. 2026-06-15
   days on market $115,000 Active 129 DOM
6. 2026-06-14
   days on market $115,000 Active 127 DOM
7. 2026-06-12
   days on market $115,000 Active 126 DOM
8. 2026-06-09
   days on market $115,000 Active 123 DOM
9. 2026-06-08
   days on market $115,000 Active 122 DOM
10. 2026-06-07
    days on market $115,000 Active 121 DOM
11. 2026-06-05
    days on market $115,000 Active 118 DOM
12. 2026-06-03
    pricedays on market $115,000 Active 117 DOM
13. 2026-06-02
    days on market $135,000 Active 116 DOM
14. 2026-06-01
    days on market $135,000 Active 115 DOM
15. 2026-05-31
    days on market $135,000 Active 114 DOM
16. 2026-05-30
    days on market $135,000 Active 113 DOM
17. 2026-04-23
    price $135,000 485-char remark

    Show marketing remark (485 chars)

    Charming 3-Bedroom home on a private lot with Detached Garage. This three bedroom 1 1/2 bath 1940 sq ft home is set back from Grove Ave and has plenty of privacy. Near Clifford Field and walking distance to Seward Elementary- this home is priced to sell. Large spacious kitchen, bright and airy living room and a 1st floor laundry. Thoughtfully laid out, this home features generous room sizes, abundant natural light, and a comfortable flow ideal for everyday living and entertaining.

18. 2026-02-06
    listed $142,900 Active 485-char remark

    Show marketing remark (485 chars)

    Charming 3-Bedroom home on a private lot with Detached Garage. This three bedroom 1 1/2 bath 1940 sq ft home is set back from Grove Ave and has plenty of privacy. Near Clifford Field and walking distance to Seward Elementary- this home is priced to sell. Large spacious kitchen, bright and airy living room and a 1st floor laundry. Thoughtfully laid out, this home features generous room sizes, abundant natural light, and a comfortable flow ideal for everyday living and entertaining.

19. 2025-11-03
    historical
20. 2025-10-22
    status Active
21. 2025-10-16
    status Pending
22. 2025-08-29
    price $125,900
23. 2025-07-14
    price $129,900
24. 2025-04-07
    status Active
25. 2024-12-26
    historical Active Under Contract
26. 2024-11-11
    listed $135,900 Active
27. 2024-07-08
    historical
28. 2024-07-07
    listed $135,000 Active
29. 2024-05-18
    historical
30. 2024-05-14
    listed $135,500 Active
31. 2023-12-21
    historical
32. 2023-12-20
    listed $134,500 Active
33. 2023-11-28
    historical
34. 2023-11-18
    historical Continue to Show- Under Contract
35. 2023-11-15
    listed $119,900 Active
36. 2023-10-19
    historical
37. 2023-07-31
    listed $150,000 Active
38. 2023-07-18
    historical
39. 2023-07-03
    listed $149,900 Active
40. 2023-05-31
    historical
41. 2022-11-03
    listed $150,000 Active
42. 2022-10-13
    historical
43. 2022-05-12
    price $150,000
44. 2022-04-13
    listed $205,000 Active
45. 2021-11-09
    soldstatus $32,000 Closed Sale or Rented
46. 2021-10-13
    status Pending Sale
47. 2021-10-06
    listed $33,000 Active
48. 2007-11-30
    soldstatus $62,800
49. 2002-01-22
    soldstatus $43,600
50. 1990-09-27
    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: $1,699 · $142/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$122/yr (+$10/mo · 7.2%)

ⓘ 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 · 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: $15,282
• − Mortgage interest: −$6,442
• − Property taxes: −$1,699
• − Insurance: −$575
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$3,345
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,375/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

+200.0% since first listed

34 events — show timeline

• 2026-04-23 Price Changed $135,000 CNYIS
• 2026-02-06 Listed $142,900 CNYIS
• 2025-11-03 Listing Removed — UNYREIS
• 2025-10-22 Relisted — UNYREIS
• 2025-10-16 Pending — UNYREIS
• 2025-08-29 Price Changed $125,900 UNYREIS
• 2025-07-14 Price Changed $129,900 UNYREIS
• 2025-04-07 Relisted — UNYREIS
• 2024-12-26 Contingent — UNYREIS
• 2024-11-11 Listed $135,900 UNYREIS
• 2024-07-08 Listing Removed — UNYREIS
• 2024-07-07 Listed $135,000 UNYREIS
• 2024-05-18 Listing Removed — CNYIS
• 2024-05-14 Listed $135,500 CNYIS
• 2023-12-21 Listing Removed — CNYIS
• 2023-12-20 Listed $134,500 CNYIS
• 2023-11-28 Listing Removed — UNYREIS
• 2023-11-18 Contingent — UNYREIS
• 2023-11-15 Listed $119,900 UNYREIS
• 2023-10-19 Listing Removed — UNYREIS
• 2023-07-31 Listed $150,000 UNYREIS
• 2023-07-18 Listing Removed — UNYREIS
• 2023-07-03 Listed $149,900 UNYREIS
• 2023-05-31 Listing Removed — UNYREIS
• 2022-11-03 Listed $150,000 UNYREIS
• 2022-10-13 Listing Removed — CNYIS
• 2022-05-12 Price Changed $150,000 CNYIS
• 2022-04-13 Listed $205,000 CNYIS
• 2021-11-09 Sold (MLS) $32,000 CNYIS
• 2021-10-13 Pending — CNYIS
• 2021-10-06 Listed $33,000 CNYIS
• 2007-11-30 Sold (Public Records) $62,800 Public Records
• 2002-01-22 Sold (Public Records) $43,600 Public Records
• 1990-09-27 Sold (Public Records) $45,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,699 · +10.8% YoY. Source: county tax records.