11 Liberty St · Auburn, NY 13021

$129,900

3 bd · 1.5 ba · 1,617 sqft · SingleFamily public records · 150 Days on market

Built 1800 6,969 sqft lot $80/sqft · 25% below area Est $174k · 25% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• 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 MLS

11 Liberty Street offers 1,617 square feet of living space with a flexible and functional layout. This 3-bedroom, 2-bath home features all bedrooms located on the second floor, creating a comfortable and private sleeping area. The first floor includes a large kitchen, a spacious living room, a family room that allows for a variety of uses, and the convenience of first-floor laundry. Recent improvements include a new boiler, adding peace of mind and long-term value. With generous room sizes and a versatile floor plan, this home provides a great canvas to create a space that truly fits your needs. Whether you’re looking to personalize a home or explore an opportunity to build equity, 11 Liberty Street offers plenty of potential and room to make it your own.

Key facts

• New boiler
• Newer roof
• Large kitchen

Tags

• LARGE KITCHEN
• SPACIOUS LIVING ROOM
• FAMILY ROOM
• FIRST-FLOOR LAUNDRY
• NEWER ROOF
• NEW BOILER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.6% in Auburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• This rent runs 32% 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 $898 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $130k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1800 — 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: 1.26% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (median comp): $174,059
• List price: $129,900
• Delta: -25.37%
• 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
126 N Fulton St	0.32mi	3/1.5	1,568 (-3%)	6mo	$162,500	$104	75
18 Paul St	0.29mi	3/1.5	1,516 (-6%)	4mo	$65,000	$43	72
34 Liberty St	0.11mi	4/1.5 (+1)	1,464 (-10%)	3mo	$135,000	$92	72
130 North St	0.15mi	3/2.0	1,789 (+11%)	2mo	$198,000	$111	72
23 Chase St	0.53mi	3/1.0	1,652 (+2%)	2mo	$165,000	$100	68
75 Van Anden St	0.48mi	3/2.0	1,519 (-6%)	2mo	$50,000	$33	64
78 Standart Ave	0.50mi	3/2.0	1,448 (-10%)	1mo	$165,000	$114	56
76 Grant Ave	0.49mi	4/1.5 (+1)	1,744 (+8%)	3mo	$173,000	$99	56
42 Seminary St	0.25mi	2/1.0 (-1)	1,396 (-14%)	3mo	$63,000	$45	56
21 Union St	0.66mi	3/1.5	1,506 (-7%)	6mo	$169,950	$113	53
44 Capitol St	0.63mi	2/1.0 (-1)	1,500 (-7%)	7mo	$79,900	$53	46
121 E Genesee St	0.68mi	3/2.5	1,800 (+11%)	2mo	$395,000	$219	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,380
• Equity at exit: $19,369

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $30,235
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $351

Break-even live

Break-even rent $1,198

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.71mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	43d	1	0.99mi
78 Chedell Pl Auburn, NY	2.0	1.0	2096	$1,100	$0.52	43d	1	0.99mi

Listing history 19 events

1. 2026-06-19
   days on market $129,900 Active 150 DOM
2. 2026-06-18
   days on market $129,900 Active 149 DOM
3. 2026-06-17
   days on market $129,900 Active 148 DOM
4. 2026-06-16
   days on market $129,900 Active 147 DOM
5. 2026-06-15
   days on market $129,900 Active 146 DOM
6. 2026-06-14
   days on market $129,900 Active 144 DOM
7. 2026-06-12
   days on market $129,900 Active 143 DOM
8. 2026-06-09
   days on market $129,900 Active 140 DOM
9. 2026-06-08
   days on market $129,900 Active 139 DOM
10. 2026-06-07
    days on market $129,900 Active 138 DOM
11. 2026-06-05
    days on market $129,900 Active 135 DOM
12. 2026-06-03
    days on market $129,900 Active 134 DOM
13. 2026-06-02
    days on market $129,900 Active 133 DOM
14. 2026-06-01
    days on market $129,900 Active 132 DOM
15. 2026-05-31
    days on market $129,900 Active 131 DOM
16. 2026-05-30
    days on market $129,900 Active 130 DOM
17. 2026-02-16
    price $129,900 771-char remark

    Show marketing remark (771 chars)

    11 Liberty Street offers 1,617 square feet of living space with a flexible and functional layout. This 3-bedroom, 2-bath home features all bedrooms located on the second floor, creating a comfortable and private sleeping area. The first floor includes a large kitchen, a spacious living room, a family room that allows for a variety of uses, and the convenience of first-floor laundry. Recent improvements include a new boiler, adding peace of mind and long-term value. With generous room sizes and a versatile floor plan, this home provides a great canvas to create a space that truly fits your needs. Whether you’re looking to personalize a home or explore an opportunity to build equity, 11 Liberty Street offers plenty of potential and room to make it your own.

18. 2026-01-20
    listed $134,900 Active 771-char remark

    Show marketing remark (771 chars)

    11 Liberty Street offers 1,617 square feet of living space with a flexible and functional layout. This 3-bedroom, 2-bath home features all bedrooms located on the second floor, creating a comfortable and private sleeping area. The first floor includes a large kitchen, a spacious living room, a family room that allows for a variety of uses, and the convenience of first-floor laundry. Recent improvements include a new boiler, adding peace of mind and long-term value. With generous room sizes and a versatile floor plan, this home provides a great canvas to create a space that truly fits your needs. Whether you’re looking to personalize a home or explore an opportunity to build equity, 11 Liberty Street offers plenty of potential and room to make it your own.

19. 2005-03-15
    soldstatus $38,050

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,531 · $211/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 2/10 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: $19,710
• − Mortgage interest: −$7,276
• − Property taxes: −$2,531
• − Insurance: −$650
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$3,779
• Taxable income: $2,320
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,659/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

+241.4% since first listed

3 events — show timeline

• 2026-02-16 Price Changed $129,900 CNYIS
• 2026-01-20 Listed $134,900 CNYIS
• 2005-03-15 Sold (Public Records) $38,050 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,531 · +10.8% YoY. Source: county tax records.