1-3 Lizette St · Auburn, NY 13021

$99,900

3 bd · 2.0 ba · 2,050 sqft · MultiFamily public records · 365 Days on market

Built 1920 Average condition 4,068 sqft lot $49/sqft · 45% below area Est $180k · 45% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is an amazing opportunity for the right investor ready to unlock this property's full potential. This duplex features two spacious 3-bedroom apartments, one of which is already tenant-occupied and updated, providing immediate income while the other offers a blank canvas for renovation and upside. Unit 1 is a tenant-occupied 3 bedroom with recent updates including new flooring throughout, updated kitchen and bathroom, new furnace, new electrical fixtures, and new washer/dryer hookups. The other 3 bedroom is ready for cosmetic updates, and once renovated is ideal for increasing rent to market rate or owner occupancy. With the right vision and a bit of work, this property can become a high-performing asset with its given location, and a great addition to any investor's portfolio. Each unit is currently below market value, presenting a strong opportunity for rental income growth through market-aligned rate adjustments. Property is only for sale as part of a larger 18 unit package portfolio.

Key facts

• New furnace
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• NEW FURNACE
• NEW ELECTRICAL FIXTURES
• NEW WASHER DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $100k. Condition is rated average.
• This rent per unit runs 34% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $986/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.0% vs local median 6.6% 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: amenities D-, commute F, employment D-.
• 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.
• Zoned schools: Owasco Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 370 students, 46% FRL); Auburn Junior High School (math 16% / reading 26%, grade F, #661 of 729 statewide, top 91%, 598 students, 81% FRL); Auburn High School (math 88% / reading 84%, grade A, #347 of 1,100 statewide, top 32%, 1,183 students, 51% FRL) — zoned schools average 59% FRL vs 42% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 35% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Auburn City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 296 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.43% ✓
• Cap rate: 29.97%
• Cash-on-cash: 84.58%
• DSCR: 4.76
• GRM: 2.4

CMA / ARV

• ARV (median comp): $180,263
• List price: $99,900
• Delta: -44.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Owasco St	0.05mi	3/2.0	1,956 (-5%)	24mo	$145,000	$74	71
12 Logan St	0.40mi	3/2.0	1,920 (-6%)	12mo	$160,000	$83	61
22-24 N Fulton St	0.52mi	3/2.0	1,836 (-10%)	9mo	$95,000	$52	51
23-25 Hoffman St	0.27mi	4/2.0 (+1)	1,756 (-14%)	10mo	$130,000	$74	51
18 Lincoln St	0.43mi	4/2.0 (+1)	1,782 (-13%)	3mo	$145,000	$81	51
47 Arterial W	0.58mi	4/2.0 (+1)	1,832 (-11%)	23mo	$96,000	$52	31
52 Grant Ave	0.75mi	3/3.0	1,796 (-12%)	24mo	$139,900	$78	21

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: 85.0%
• Equity multiple: 4.91×
• Total profit: $109,461
• Equity at exit: $14,895

10-year hold

• IRR: 88.2%
• Equity multiple: 10.20×
• Total profit: $257,336
• Equity at exit: $8,638

Cash invested: $27,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 5 under contract
• Months of supply: 1.5 mo (67%/mo absorbed)
• Median asking: $189,000 ($112/sqft)
• Median days on market: 62 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -21.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13021

• Home prices YoY: -22.4%
• Active inventory: 296
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,431 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$173 /mo · $2,082/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $1,972

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,432
Total (2 units)			$3,431

Break-even live

Break-even rent $935

Max offer price $99,900

Occupancy floor 38%

Sensitivity live

Price	-10% $2,028	-5% $2,000	+0% $1,972	+5% $1,943	+10% $1,915
Rent	-10% $1,700	-5% $1,836	+0% $1,972	+5% $2,107	+10% $2,243
Rate	-1.0pp $2,022	-0.5pp $1,997	base $1,972	+0.5pp $1,946	+1.0pp $1,919

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Lake Ave Unit 1 Auburn, NY	3.0	1.0	—	$1,691	—	93d	1	0.19mi
5 Sheridan St Auburn, NY	4.0	2.0	1788	$1,995	$1.12	93d	1	0.38mi
173 E Genesee St Unit 171 Auburn, NY	3.0	1.5	2000	$2,000	$1.00	93d	1	0.67mi
78 Chedell Pl Auburn, NY	2.0	1.0	2096	$1,100	$0.52	93d	1	0.74mi
48 Clark St Apt 3 Auburn, NY	4.0	1.0	—	$1,700	—	93d	1	0.81mi
138 Standart Ave Auburn, NY	2.0	1.0–1.5	—	$1,882	—	70d	1	1.06mi

Listing history 35 events

1. 2026-07-09
   days on market $99,900 Active 365 DOM
2. 2026-07-08
   days on market $99,900 Active 364 DOM
3. 2026-07-07
   days on market $99,900 Active 363 DOM
4. 2026-07-06
   days on market $99,900 Active 362 DOM
5. 2026-07-05
   days on market $99,900 Active 361 DOM
6. 2026-07-04
   days on market $99,900 Active 360 DOM
7. 2026-07-03
   days on market $99,900 Active 359 DOM
8. 2026-07-02
   days on market $99,900 Active 358 DOM
9. 2026-07-01
   days on market $99,900 Active 357 DOM
10. 2026-06-30
    days on market $99,900 Active 356 DOM
11. 2026-06-29
    days on market $99,900 Active 355 DOM
12. 2026-06-28
    days on market $99,900 Active 354 DOM
13. 2026-06-27
    days on market $99,900 Active 353 DOM
14. 2026-06-26
    days on market $99,900 Active 351 DOM
15. 2026-06-22
    days on market $99,900 Active 348 DOM
16. 2026-06-19
    days on market $99,900 Active 345 DOM
17. 2026-06-18
    days on market $99,900 Active 344 DOM
18. 2026-06-17
    days on market $99,900 Active 343 DOM
19. 2026-06-16
    days on market $99,900 Active 342 DOM
20. 2026-06-15
    days on market $99,900 Active 341 DOM
21. 2026-06-14
    days on market $99,900 Active 339 DOM
22. 2026-06-12
    days on market $99,900 Active 338 DOM
23. 2026-06-09
    days on market $99,900 Active 335 DOM
24. 2026-06-08
    days on market $99,900 Active 334 DOM
25. 2026-06-07
    days on market $99,900 Active 333 DOM
26. 2026-06-05
    days on market $99,900 Active 330 DOM
27. 2026-06-03
    days on market $99,900 Active 329 DOM
28. 2026-06-02
    days on market $99,900 Active 328 DOM
29. 2026-06-01
    days on market $99,900 Active 327 DOM
30. 2026-05-31
    days on market $99,900 Active 326 DOM
31. 2026-05-30
    days on market $99,900 Active 325 DOM
32. 2025-07-09
    listed $99,900 Active 1006-char remark

    Show marketing remark (1006 chars)

    This is an amazing opportunity for the right investor ready to unlock this property's full potential. This duplex features two spacious 3-bedroom apartments, one of which is already tenant-occupied and updated, providing immediate income while the other offers a blank canvas for renovation and upside. Unit 1 is a tenant-occupied 3 bedroom with recent updates including new flooring throughout, updated kitchen and bathroom, new furnace, new electrical fixtures, and new washer/dryer hookups. The other 3 bedroom is ready for cosmetic updates, and once renovated is ideal for increasing rent to market rate or owner occupancy. With the right vision and a bit of work, this property can become a high-performing asset with its given location, and a great addition to any investor's portfolio. Each unit is currently below market value, presenting a strong opportunity for rental income growth through market-aligned rate adjustments. Property is only for sale as part of a larger 18 unit package portfolio.

33. 2014-04-30
    soldstatus $435,265
34. 1991-04-30
    soldstatus $18,796
35. 1991-04-30
    soldstatus $60,000

ⓘ 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: $2,082 · $173/mo
• Projected year-2 tax: $2,082 · $173/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 2/10 Low 7 d/yr ≥95°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: $41,172
• − Mortgage interest: −$5,596
• − Property taxes: −$2,082
• − Insurance: −$500
• − Repairs & maintenance: −$3,294
• − Management: −$3,294
• − Depreciation: −$2,906
• Taxable income: $23,501
• Est. tax owed @ 24.0%: −$5,640
• After-tax cash flow: $18,018/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.

Condition & rehab AI · 3 photos

Average 55/100 Moderate rehab Est. rehab $51,250–$92,250 screening

This multi-family property requires moderate repairs to the exterior and roof, with some maintenance needed in landscaping. Upgrades to the exterior and roof would significantly increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be old and weathered, indicating potential structural issues.
• Major Windows (windows) — The windows seem to be old and possibly not energy-efficient, suggesting a need for replacement.
• Major Electrical (electrical) — The electrical panel may be outdated, and the house could benefit from an upgrade to modern standards.
• Major Plumbing (plumbing) — The exterior of the house shows signs of wear, which could indicate issues with the plumbing system.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Moderate roof — Aged appearance

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace roof — Critical for long-term durability and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Owasco Elementary School F NY #1,519/2,108 Nat'l #21,438/41,679 Middle Auburn Junior High School F NY #661/729 Nat'l #11,464/14,009 High Auburn High School A NY #347/1,100 Nat'l #648/17,239

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

B Composite livability gradescore 74/100

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 · 74,820 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: 17% of renters

---

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

+431.5% since first listed

4 events — show timeline

• 2025-07-09 Listed $99,900 UNYREIS
• 2014-04-30 Sold (Public Records) $435,265 Public Records
• 1991-04-30 Sold (Public Records) $60,000 Public Records
• 1991-04-30 Sold (Public Records) $18,796 Public Records

Property tax history

-0.6%/yr

Latest (2025): $2,082 · +10.8% YoY. Source: county tax records.