13 Wood St · Auburn, NY 13021

$155,000

4 bd · 2.0 ba · 2,351 sqft · SingleFamily public records · 32 Days on market

Built 1900 4,911 sqft lot Est $193k · 20% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.7/10.0
• 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

4 bedroom home conveniently located in Auburn, NY. First floor offers a living room, open kitchen and dining area, an office and full bathroom. The 2nd floor features a primary suite with a full bathroom along with 3 other nicely sized bedrooms.

Key facts

• 4,911 sq ft lot
• Built 1900
• Listed 31 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing (resale) property; Vinyl siding
• Construction: Stone foundation; Vinyl siding exterior
• Exterior features: Blacktop driveway; Rectangular, residential lot (approx. 52 x 94)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 8; Basement level: Has full basement
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Primary bedroom with private bath
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• This rent runs 39% 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 $5k 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1900 — 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: 1.27% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $192,782
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Park Pl	0.15mi	5/1.5 (+1)	2,118 (-10%)	16mo	$58,900	$28	56
39 Center St	0.46mi	5/2.0 (+1)	2,308 (-2%)	18mo	$270,000	$117	55
124 Dunning Ave	0.28mi	5/2.0 (+1)	2,032 (-14%)	7mo	$159,900	$79	53
34 Orchard St	0.47mi	4/2.0	2,079 (-12%)	8mo	$170,000	$82	52

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-7
• Equity at exit: $23,111

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $32,558
• Equity at exit: $13,402

Cash invested: $43,400 (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: $1,965 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$282 /mo · $3,383/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $393

Break-even live

Break-even rent $1,467

Max offer price $155,000

Occupancy floor 75%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $155,000 Active 32 DOM
2. 2026-06-18
   days on market $155,000 Active 31 DOM
3. 2026-06-17
   price $155,000 Active 30 DOM
4. 2026-06-17
   days on market $165,000 Active 30 DOM
5. 2026-06-16
   days on market $165,000 Active 29 DOM
6. 2026-06-15
   days on market $165,000 Active 28 DOM
7. 2026-06-14
   days on market $165,000 Active 26 DOM
8. 2026-06-12
   days on market $165,000 Active 25 DOM
9. 2026-06-09
   days on market $165,000 Active 22 DOM
10. 2026-06-08
    days on market $165,000 Active 21 DOM
11. 2026-06-07
    days on market $165,000 Active 20 DOM
12. 2026-06-05
    days on market $165,000 Active 17 DOM
13. 2026-06-03
    days on market $165,000 Active 16 DOM
14. 2026-06-02
    days on market $165,000 Active 15 DOM
15. 2026-06-01
    days on market $165,000 Active 14 DOM
16. 2026-05-31
    days on market $165,000 Active 13 DOM
17. 2026-05-30
    days on market $165,000 Active 12 DOM
18. 2026-05-18
    listed $165,000 Active
19. 2017-05-25
    historical
20. 2016-12-21
    price $109,500
21. 2016-11-14
    price $114,000
22. 2016-10-11
    listed $121,000 Active
23. 2005-06-29
    soldstatus $105,500

ⓘ 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: $3,383 · $282/mo
• Projected year-2 tax: $3,383 · $282/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 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: $23,578
• − Mortgage interest: −$8,682
• − Property taxes: −$3,383
• − Insurance: −$775
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$4,509
• Taxable income: $2,457
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $4,126/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

+56.4% since first listed

6 events — show timeline

• 2026-05-18 Listed $165,000 CNYIS
• 2017-05-25 Listing Removed — CNYIS
• 2016-12-21 Price Changed $109,500 CNYIS
• 2016-11-14 Price Changed $114,000 CNYIS
• 2016-10-11 Listed $121,000 CNYIS
• 2005-06-29 Sold (Public Records) $105,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $3,383 · -2.5% YoY. Source: county tax records.