3 Pimm Ave · Auburn, NY 13021

$64,500

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1903 3,049 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor delight needs rehab. Owner lives there for many years. 3 big bedrooms, living room, Formal dining room and eat in kitchen. Close to everything.

Key facts

• 3,049 sq ft lot
• Built 1903

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; Sewer connected; Public water connected; Electric with fuses
• Home design: 2 stories; Existing construction
• Construction: Cedar shake siding; Stone foundation; Architectural shingle roof
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Appliances negotiable; Gas water heater
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Natural woodwork; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Cap rate 22.4% 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; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• This rent runs 34% 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 $446 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,500

Questions for the listing agent

1. Built in 1903 — 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. 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.
5. 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.
6. 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: 2.67% ✓
• Cap rate: 22.39%
• Cash-on-cash: 57.49%
• DSCR: 3.56
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $144,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Gaylord St	0.11mi	3/1.0	1,118 (+6%)	8mo	$148,400	$133	78
43 Ross St	0.36mi	3/1.5	1,100 (+4%)	2mo	$181,000	$165	73
10 Maple St	0.25mi	2/1.0 (-1)	1,113 (+5%)	2mo	$136,000	$122	72
82 Bradford St	0.28mi	2/1.5 (-1)	1,076 (+2%)	6mo	$171,500	$159	72
93 Capitol St	0.49mi	3/2.0	1,014 (-4%)	2mo	$217,500	$214	65
19 Foote St	0.26mi	2/1.0 (-1)	936 (-11%)	6mo	$90,000	$96	59
84 Grant Ave	0.55mi	3/2.0	1,088 (+3%)	8mo	$149,400	$137	58
19 Silver Ave	0.72mi	3/1.0	1,112 (+5%)	2mo	$120,000	$108	56
22 Florence St	0.57mi	3/2.0	1,128 (+7%)	3mo	$126,000	$112	56
133 Osborne St	0.46mi	3/1.5	1,162 (+10%)	7mo	$139,900	$120	54
27 Hamilton Ave	0.71mi	3/2.0	1,021 (-3%)	8mo	$194,000	$190	50
67 Hamilton Ave	0.60mi	2/2.0 (-1)	1,211 (+15%)	0mo	$230,000	$190	38

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: 56.0%
• Equity multiple: 3.48×
• Total profit: $44,710
• Equity at exit: $9,617

10-year hold

• IRR: 61.0%
• Equity multiple: 7.10×
• Total profit: $110,115
• Equity at exit: $5,577

Cash invested: $18,060 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $865

Break-even live

Break-even rent $624

Max offer price $64,500

Occupancy floor 45%

Sensitivity live

Price	-10% $902	-5% $883	+0% $865	+5% $847	+10% $829
Rent	-10% $729	-5% $797	+0% $865	+5% $933	+10% $1,001
Rate	-1.0pp $898	-0.5pp $882	base $865	+0.5pp $849	+1.0pp $832

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   remarks 152-char remark
2. 2026-05-31
   listed $64,500 Active 1 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: $1,534 · $128/mo
• Projected year-2 tax: $1,534 · $128/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: $20,631
• − Mortgage interest: −$3,613
• − Property taxes: −$1,534
• − Insurance: −$322
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$1,876
• Taxable income: $9,984
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $7,987/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

1 event — show timeline

• 2026-05-30 Listed $64,500 CNYIS

Property tax history

+4.2%/yr

Latest (2025): $1,534 · +10.8% YoY. Source: county tax records.