53 Barber St · Auburn, NY 13021

$114,900

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 48 Days on market

Built 1890 6,732 sqft lot Est $130k · 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 +12.7/15.0
• 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

Completely Remodeled, Two-Story Home Situated on a Desirable Corner Lot on a Quiet Neighborhood Street. This Move-In Ready Property Features Three Bedrooms, Two Full Baths, and the Convenience of First Floor Laundry. The Home Has Been Totally Updated Throughout, Providing Modern Comfort While Maintaining a Welcoming Feel. Enjoy the Spacious Layout Along with the Detached Two-Car Garage, Offering Plenty of Room for Parking and Storage. Nicely Positioned in the Neighborhood Setting Close to Local Amenities, This Home Is Ready for Its Next Owner to Move Right in and Enjoy.

Key facts

• Move-in ready
• Remodeled
• Two-story home

Tags

• REMODELED
• TWO-STORY HOME
• CORNER LOT
• QUIET NEIGHBORHOOD
• MOVE-IN READY
• FIRST FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 1 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 $794 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $62k; list at $115k implies a 87% 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.84%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $129,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 N Division St	0.15mi	3/1.0	1,358 (-8%)	6mo	$120,000	$88	74
266 Seymour St	0.22mi	4/2.0 (+1)	1,482 (+0%)	9mo	$40,000	$27	72
306 Seymour St	0.22mi	3/2.0	1,424 (-4%)	10mo	$155,000	$109	71
75 Van Anden St	0.53mi	3/2.0	1,519 (+3%)	2mo	$50,000	$33	64
9 Wallace Ave	0.39mi	3/1.0	1,348 (-9%)	4mo	$144,000	$107	64
4 Case Ave	0.48mi	4/1.5 (+1)	1,485 (+1%)	8mo	$189,900	$128	63
21 Union St	0.67mi	3/1.5	1,506 (+2%)	6mo	$169,950	$113	58
36 Jefferson St	0.36mi	4/1.5 (+1)	1,385 (-6%)	13mo	$45,000	$32	55
35 Parker St	0.75mi	3/1.0	1,445 (-2%)	9mo	$60,000	$42	54
185 Perrine Ave	0.49mi	3/1.0	1,296 (-12%)	4mo	$92,500	$71	54
7 Orchard Ave	0.47mi	4/2.0 (+1)	1,312 (-11%)	5mo	$170,000	$130	46
19 Frazee St	0.37mi	2/2.0 (-1)	1,652 (+12%)	13mo	$60,000	$36	43

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $23,814
• Equity at exit: $17,132

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $75,433
• Equity at exit: $9,934

Cash invested: $32,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $666

Break-even live

Break-even rent $991

Max offer price $114,900

Occupancy floor 59%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	43d	1	1.49mi

Listing history 13 events

1. 2026-04-25
   status Pending
2. 2026-03-13
   historical Active Under Contract
3. 2026-03-08
   listed $114,900 Active
4. 2022-08-18
   status Under Contract- Do Not Show
5. 2022-08-18
   status Active
6. 2022-07-05
   status Under Contract- Do Not Show
7. 2022-06-24
   historical Continue to Show- Under Contract
8. 2022-06-23
   historical
9. 2022-06-02
   price $55,900
10. 2022-05-09
    price $59,995
11. 2022-04-23
    listed $64,900 Active
12. 2013-08-19
    listed $62,500
13. 2005-03-08
    soldstatus $61,500

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: +$175/yr (+$15/mo · 11.0%)

ⓘ 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 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: $22,008
• − Mortgage interest: −$6,436
• − Property taxes: −$1,591
• − Insurance: −$574
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$3,343
• Taxable income: $6,543
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $6,420/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

+86.8% since first listed

13 events — show timeline

• 2026-04-25 Pending — UNYREIS
• 2026-03-13 Contingent — UNYREIS
• 2026-03-08 Listed $114,900 UNYREIS
• 2022-08-18 Pending — UNYREIS
• 2022-08-18 Relisted — UNYREIS
• 2022-07-05 Pending — UNYREIS
• 2022-06-24 Contingent — UNYREIS
• 2022-06-23 Listing Removed — UNYREIS
• 2022-06-02 Price Changed $55,900 UNYREIS
• 2022-05-09 Price Changed $59,995 UNYREIS
• 2022-04-23 Listed $64,900 UNYREIS
• 2013-08-19 Listed $62,500 CNYIS
• 2005-03-08 Sold (Public Records) $61,500 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,591 · +10.8% YoY. Source: county tax records.