55 Parker St · Auburn, NY 13021

$49,900

4 bd · 2.0 ba · 2,152 sqft · SingleFamily public records · 14 Days on market

Built 1900 0.27 ac 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 MLS

This 2 unit has long term tenants that mow & shovel as well as keep the yard looking great. Roof is 2yrs old and there are 2 high efficiency furnaces that have been serviced regularly. The attic is finished and is utilized for extra space for the upper apt. Rents are $700 & $500 and pay their own G & E. The garage could bring in another $125-$175. Live here for free or great for the investor.

Key facts

• R2 zoning district
• Multifamily property
• Long-term investment

Tags

• MULTIFAMILY PROPERTY
• R2 ZONING DISTRICT
• MULTIPLE RESIDENTIAL UNITS
• LONG-TERM INVESTMENT

Property features AI

Finance

• Other: Lot is rectangular (dimensions approx. 70 x 165); Lot area approximately 0.267 acres
• Financial info: Owner pays water; Rent includes water; Multi-family property with 2 total units; Separate gas and electric meters for each unit; Operating expenses include insurance and utilities
• HOA & community: No HOA information provided

Exterior

• Parking: One-car garage; Concrete and gravel parking areas
• Security: No security features provided
• Utilities: Electricity available; Public water (connected); Sewer connected
• Home design: Two-story building; Existing structure
• Construction: Aluminum siding; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Open porch

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two-bedroom units (both units have 2 bedrooms)
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (one full bathroom in each unit)
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Attic
• Laundry & utility: No specific laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 32.7% 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; 1 comparable units currently listed for rent nearby; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).
• This rent runs 38% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.87% ✓
• Cap rate: 32.68%
• Cash-on-cash: 94.23%
• DSCR: 5.19
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $176,464
• Comps found: 8

Show comp detail 8 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 (-2%)	16mo	$58,900	$28	70
34 Orchard St	0.46mi	4/2.0	2,079 (-3%)	8mo	$170,000	$82	66
124 Dunning Ave	0.47mi	5/2.0 (+1)	2,032 (-6%)	7mo	$159,900	$79	58
9 Anderson Cir	0.69mi	3/2.0 (-1)	1,960 (-9%)	1mo	$145,000	$74	47
1 Swift St	0.59mi	4/3.5	2,306 (+7%)	11mo	$385,000	$167	45
39 Center St	0.57mi	5/2.0 (+1)	2,308 (+7%)	18mo	$270,000	$117	41
24 Westwood Dr	0.69mi	4/2.0	2,292 (+6%)	22mo	$295,000	$129	38
25 Tuxill Sq	0.70mi	3/1.5 (-1)	1,871 (-13%)	18mo	$129,000	$69	24

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: 95.1%
• Equity multiple: 5.43×
• Total profit: $61,870
• Equity at exit: $7,440

10-year hold

• IRR: 97.9%
• Equity multiple: 11.32×
• Total profit: $144,176
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,097

Break-even live

Break-even rent $541

Max offer price $49,900

Occupancy floor 38%

Sensitivity live

Price	-10% $1,125	-5% $1,111	+0% $1,097	+5% $1,083	+10% $1,069
Rent	-10% $945	-5% $1,021	+0% $1,097	+5% $1,173	+10% $1,250
Rate	-1.0pp $1,122	-0.5pp $1,110	base $1,097	+0.5pp $1,084	+1.0pp $1,071

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: $12,475
• Closing costs: $1,497
• 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	44d	1	1.32mi

Listing history 18 events

1. 2026-06-09
   statusdays on market $49,900 Pending 14 DOM
2. 2026-06-08
   days on market $49,900 Active 13 DOM
3. 2026-06-07
   days on market $49,900 Active 12 DOM
4. 2026-06-05
   days on market $49,900 Active 9 DOM
5. 2026-06-03
   days on market $49,900 Active 8 DOM
6. 2026-06-02
   days on market $49,900 Active 7 DOM
7. 2026-06-01
   days on market $49,900 Active 6 DOM
8. 2026-05-31
   days on market $49,900 Active 5 DOM
9. 2026-05-30
   days on market $49,900 Active 4 DOM
10. 2026-05-26
    listed $49,900 Active
11. 2023-11-13
    historical
12. 2023-08-28
    listed $159,900 Active
13. 2018-12-05
    soldstatus $74,900
14. 2018-11-16
    soldstatus $74,900 Closed Sale or Rented 413-char remark

    Show marketing remark (413 chars)

    This 2 unit has long term tenants that mow & shovel as well as keep the yard looking great. Roof is 2yrs old and there are 2 high efficiency furnaces that have been serviced regularly. The attic is finished and is utilized for extra space for the upper apt. Rents are $700 & $500 and pay their own G & E. The garage could bring in another $125-$175. Live here for free or great for the investor.

15. 2018-10-18
    status Pending Sale 413-char remark

    Show marketing remark (413 chars)

    This 2 unit has long term tenants that mow & shovel as well as keep the yard looking great. Roof is 2yrs old and there are 2 high efficiency furnaces that have been serviced regularly. The attic is finished and is utilized for extra space for the upper apt. Rents are $700 & $500 and pay their own G & E. The garage could bring in another $125-$175. Live here for free or great for the investor.

16. 2018-08-31
    historical Continue to Show- Under Contract 413-char remark

    Show marketing remark (413 chars)

    This 2 unit has long term tenants that mow & shovel as well as keep the yard looking great. Roof is 2yrs old and there are 2 high efficiency furnaces that have been serviced regularly. The attic is finished and is utilized for extra space for the upper apt. Rents are $700 & $500 and pay their own G & E. The garage could bring in another $125-$175. Live here for free or great for the investor.

17. 2018-08-19
    listed $89,000 Active 413-char remark

    Show marketing remark (413 chars)

    This 2 unit has long term tenants that mow & shovel as well as keep the yard looking great. Roof is 2yrs old and there are 2 high efficiency furnaces that have been serviced regularly. The attic is finished and is utilized for extra space for the upper apt. Rents are $700 & $500 and pay their own G & E. The garage could bring in another $125-$175. Live here for free or great for the investor.

18. 2002-03-25
    soldstatus $41,200

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $1,736 · $145/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 ≥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: $23,153
• − Mortgage interest: −$2,795
• − Property taxes: −$1,736
• − Insurance: −$250
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$1,452
• Taxable income: $13,216
• Est. tax owed @ 24.0%: −$3,172
• After-tax cash flow: $9,994/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

+21.1% since first listed

9 events — show timeline

• 2026-05-26 Listed $49,900 CNYIS
• 2023-11-13 Listing Removed — CNYIS
• 2023-08-28 Listed $159,900 CNYIS
• 2018-12-05 Sold (Public Records) $74,900 Public Records
• 2018-11-16 Sold (MLS) $74,900 CNYIS
• 2018-10-18 Pending — CNYIS
• 2018-08-31 Contingent — CNYIS
• 2018-08-19 Listed $89,000 CNYIS
• 2002-03-25 Sold (Public Records) $41,200 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,736 · -11.2% YoY. Source: county tax records.