136 N Fulton St · Auburn, NY 13021

$224,900

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 10 Days on market

Built 1885 0.35 ac lot Est $170k · 32% over

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious and meticulously maintained 4-bedroom, 2-bath residence offering comfort, functionality, and numerous recent improvements. The oversized kitchen provides an abundance of cabinet and counter space, making it the perfect gathering place for everyday living and entertaining. Convenience is key with a first-floor bedroom and first-floor laundry, offering flexible living options to suit a variety of lifestyles. Outside, enjoy summer days in the above-ground pool and take advantage of the generous outdoor space for recreation and relaxation. This home also offers central air. Major updates provide peace of mind, including a newer furnace, hot water heater, siding, an

Key facts

• Newer furnace
• Oversized kitchen
• First floor laundry

Tags

• OVERSIZED KITCHEN
• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• ABOVE GROUND POOL
• GENEROUS OUTDOOR SPACE
• NEWER FURNACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story house; Existing construction; Rectangular residential lot; City street frontage
• Construction: Vinyl siding; Stone foundation
• Exterior features: Fully fenced yard; Above-ground pool; Patio (open); Porch; Shed(s)/storage; Gravel driveway; Full fencing

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $8 ($95/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 $184k (18.4% below list).
• Recommended offer: $184k (18.4% 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; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $69k; list at $225k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,532 (18.4% below list)

Questions for the listing agent

1. Built in 1885 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $170,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 N Fulton St	0.02mi	3/1.5	1,568 (+5%)	6mo	$162,500	$104	83
78 Standart Ave	0.18mi	3/2.0	1,448 (-3%)	1mo	$165,000	$114	82
18 Paul St	0.25mi	3/1.5	1,516 (+2%)	4mo	$65,000	$43	80
34 Liberty St	0.25mi	4/1.5 (+1)	1,464 (-2%)	3mo	$135,000	$92	76
69 Lansing St	0.13mi	4/1.5 (+1)	1,608 (+8%)	7mo	$204,000	$127	68
44 Capitol St	0.57mi	2/1.0 (-1)	1,500 (+0%)	7mo	$79,900	$53	62
42 Seminary St	0.51mi	2/1.0 (-1)	1,396 (-7%)	3mo	$63,000	$45	58
17 North Park	0.34mi	3/1.5	1,308 (-12%)	7mo	$195,000	$149	55
124 Curtis Pl	0.35mi	3/1.5	1,295 (-13%)	8mo	$165,000	$127	53
23 Chase St	0.66mi	3/1.0	1,652 (+11%)	2mo	$165,000	$100	50
26 Chase St	0.63mi	3/2.0	1,372 (-8%)	4mo	$170,000	$124	49
445 N Seward Ave	0.66mi	3/1.0	1,288 (-14%)	6mo	$185,000	$144	41

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-35,983
• Equity at exit: $33,533

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-30,854
• Equity at exit: $19,445

Cash invested: $62,972 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $8

Break-even live

Break-even rent $1,825

Max offer price $224,900

Occupancy floor 95%

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: $56,225
• Closing costs: $6,747
• 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	0.79mi

Listing history 8 events

1. 2026-06-19
   days on market $224,900 Active 10 DOM
2. 2026-06-18
   days on market $224,900 Active 9 DOM
3. 2026-06-17
   days on market $224,900 Active 8 DOM
4. 2026-06-16
   days on market $224,900 Active 7 DOM
5. 2026-06-15
   days on market $224,900 Active 6 DOM
6. 2026-06-14
   days on market $224,900 Active 4 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $224,900 Active 3 DOM

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,914 · $243/mo
• Expected delta: +$887/yr (+$74/mo · 43.8%)

ⓘ 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 ≥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: $22,024
• − Mortgage interest: −$12,598
• − Property taxes: −$2,027
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,543
• Taxable loss: −$3,792
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $1,005/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

+493.4% since first listed

7 events — show timeline

• 2026-06-09 Listed $224,900 CNYIS
• 2025-04-02 Listing Removed — UNYREIS
• 2025-03-29 Listing Removed — UNYREIS
• 2025-03-29 Listing Removed — UNYREIS
• 2025-02-07 Listed $190,000 UNYREIS
• 2006-08-04 Sold (Public Records) $69,100 Public Records
• 1999-05-14 Sold (Public Records) $37,900 Public Records

Property tax history

-1.4%/yr

Latest (2025): $2,027 · -1.8% YoY. Source: county tax records.