217 Janet St · Auburn, NY 13021

$189,900

4 bd · 1.5 ba · 1,994 sqft · SingleFamily public records · 45 Days on market

Built 1880 5,663 sqft lot $95/sqft · 18% below area Est $231k · 18% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• 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

Welcome to this well-maintained two-story home offering the perfect blend of space, comfort, and recent updates. Featuring four generously sized bedrooms and one and a half bathrooms, this property is ideal for those seeking both functionality and room to grow. The fully equipped kitchen boasts stainless steel appliances and provides a seamless flow into the home’s formal dining room—perfect for entertaining. A formal living room and separate family room offer versatile living spaces to suit your lifestyle. The convenient first-floor half bath also includes a dedicated laundry area for added ease. Enjoy outdoor living with a charming covered front porch and a nicely sized, parti

Key facts

• Formal dining room
• Formal living room
• Separate family room

Tags

• FULLY EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• FORMAL DINING ROOM
• FORMAL LIVING ROOM
• SEPARATE FAMILY ROOM
• FIRST-FLOOR HALF BATH

Property features AI

Exterior

• Parking: Detached garage; Shared driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing construction
• Construction: Vinyl siding; Block foundation
• Exterior features: Gravel driveway; Rectangular residential lot (approx. 0.13 acres, 33 x 115); City street frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms include living spaces and laundry (8 total rooms)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Full basement
• Laundry & utility: Main-level laundry; Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (4.1% below list).
• Recommended offer: $182k (4.1% below list) — sets the bar for 1% rule.

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 $6k 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 45 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $42k; list at $190k implies a 352% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,063 (4.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.96% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $230,830
• List price: $189,900
• Delta: -17.73%
• 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
14 Mary St	0.20mi	4/1.0	2,092 (+5%)	1mo	$110,000	$53	80
118 E Genesee St	0.69mi	4/1.5	2,070 (+4%)	2mo	$238,500	$115	60
40 Hamilton Ave	0.27mi	3/2.0 (-1)	2,154 (+8%)	10mo	$292,500	$136	58
17 Hoffman St	0.42mi	4/2.0	2,214 (+11%)	4mo	$200,000	$90	57
5 Mary St	0.17mi	3/2.0 (-1)	2,244 (+12%)	9mo	$265,000	$118	57
34 Orchard St	0.68mi	4/2.0	2,079 (+4%)	8mo	$170,000	$82	52
16 Augustus St	0.61mi	3/2.5 (-1)	1,906 (-4%)	5mo	$215,000	$113	51
23 S Lewis St	0.64mi	3/2.0 (-1)	2,176 (+9%)	1mo	$180,000	$83	47
22 Sherman St	0.70mi	5/2.0 (+1)	1,782 (-11%)	2mo	$250,000	$140	41
16 Sherman St	0.72mi	3/1.5 (-1)	2,232 (+12%)	2mo	$185,000	$83	40
121 E Genesee St	0.73mi	3/2.5 (-1)	1,800 (-10%)	2mo	$395,000	$219	39
37 Augustus St	0.75mi	3/2.0 (-1)	1,700 (-15%)	10mo	$235,000	$138	26

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-20,223
• Equity at exit: $28,315

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,018
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $166

Break-even live

Break-even rent $1,611

Max offer price $189,900

Occupancy floor 86%

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: $47,475
• Closing costs: $5,697
• 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	0.66mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	44d	1	1.00mi

Listing history 22 events

1. 2026-06-19
   days on market $189,900 Active 45 DOM
2. 2026-06-18
   days on market $189,900 Active 44 DOM
3. 2026-06-17
   days on market $189,900 Active 43 DOM
4. 2026-06-16
   days on market $189,900 Active 42 DOM
5. 2026-06-15
   days on market $189,900 Active 41 DOM
6. 2026-06-14
   days on market $189,900 Active 39 DOM
7. 2026-06-12
   days on market $189,900 Active 38 DOM
8. 2026-06-09
   statusdays on market $189,900 Active 35 DOM
9. 2026-06-08
   days on market $189,900 Active Under Contract 34 DOM
10. 2026-06-07
    days on market $189,900 Active Under Contract 33 DOM
11. 2026-06-05
    days on market $189,900 Active Under Contract 30 DOM
12. 2026-06-03
    days on market $189,900 Active Under Contract 29 DOM
13. 2026-06-02
    days on market $189,900 Active Under Contract 28 DOM
14. 2026-06-01
    days on market $189,900 Active Under Contract 27 DOM
15. 2026-05-31
    days on market $189,900 Active Under Contract 26 DOM
16. 2026-05-30
    days on market $189,900 Active Under Contract 25 DOM
17. 2026-05-13
    historical Active Under Contract 1054-char remark
18. 2026-05-05
    listed $189,900 Active 1054-char remark
19. 2024-11-26
    listed $199,999 Active
20. 2024-04-08
    historical $2,100
21. 2024-02-18
    listed $2,100
22. 1992-01-29
    soldstatus $42,000

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$817/yr (+$68/mo · 51.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $21,848
• − Mortgage interest: −$10,637
• − Property taxes: −$1,575
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,524
• Taxable loss: −$1,132
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $2,259/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

+352.1% since first listed

7 events — show timeline

• 2026-06-09 Relisted — CNYIS
• 2026-05-13 Contingent — CNYIS
• 2026-05-05 Listed $189,900 CNYIS
• 2024-11-26 Listed $199,999 CNYIS
• 2024-04-08 Rental Removed $2,100 NYSAMLS
• 2024-02-18 Listed for Rent $2,100 NYSAMLS
• 1992-01-29 Sold (Public Records) $42,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $1,575 · +39.3% YoY. Source: county tax records.