10 Rock Ave · Auburn, NY 13021

$99,999

4 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 125 Days on market

Built 1900 Fair condition 5,148 sqft lot $81/sqft · 34% below area Est $152k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This home offers 4 bedrooms, 1.5 bathrooms with 1 bedroom, half bath and laundry on the first floor. Current owner has made numerous updates in the last few years. Home is currently rented and is steady source of income.

Key facts

• 5,148 sq ft lot
• Built 1900
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 5.8% 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: Casey Park Elementary School (math 13% / reading 25%, grade F, #2,000 of 2,108 statewide, top 95%, 392 students, 78% 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 70% FRL vs 42% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 434 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 37% 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.
• Current owner paid $35k; list at $100k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.38%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (median comp): $151,714
• List price: $99,999
• Delta: -34.09%
• 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
250 State St	0.34mi	3/1.5 (-1)	1,250 (+2%)	1mo	$132,500	$106	74
60 Union St	0.43mi	3/1.5 (-1)	1,197 (-2%)	3mo	$160,000	$134	66
124 Curtis Pl	0.27mi	3/1.5 (-1)	1,295 (+6%)	12mo	$165,000	$127	61
37 Pulaski St	0.17mi	3/1.0 (-1)	1,116 (-9%)	13mo	$112,000	$100	61
26 Chase St	0.14mi	3/2.0 (-1)	1,372 (+12%)	9mo	$170,000	$124	58
17 North Park	0.31mi	3/1.5 (-1)	1,308 (+6%)	12mo	$195,000	$149	58
309 State St	0.58mi	3/1.0 (-1)	1,292 (+5%)	3mo	$50,000	$39	57
142 Perrine St	0.57mi	3/1.0 (-1)	1,319 (+7%)	1mo	$142,500	$108	55
38 Dayton St	0.55mi	3/1.0 (-1)	1,260 (+3%)	13mo	$179,900	$143	55
23 Peacock St	0.48mi	3/1.5 (-1)	1,293 (+5%)	14mo	$177,500	$137	50
39 Standart Ave	0.52mi	3/1.0 (-1)	1,137 (-7%)	12mo	$130,000	$114	48
43 N Standart Ave S	0.53mi	3/1.0 (-1)	1,104 (-10%)	14mo	$185,000	$168	42

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: 32.1%
• Equity multiple: 2.35×
• Total profit: $37,854
• Equity at exit: $14,910

10-year hold

• IRR: 39.2%
• Equity multiple: 4.66×
• Total profit: $102,559
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 17 under contract
• Months of supply: 3.5 mo (29%/mo absorbed)
• Median asking: $170,000 ($148/sqft)
• Median days on market: 52 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -16.4% 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: 434
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $849

Break-even live

Break-even rent $807

Max offer price $99,999

Occupancy floor 50%

Sensitivity live

Price	-10% $905	-5% $877	+0% $849	+5% $821	+10% $792
Rent	-10% $700	-5% $775	+0% $849	+5% $923	+10% $997
Rate	-1.0pp $899	-0.5pp $874	base $849	+0.5pp $823	+1.0pp $797

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Curtis Pl Auburn, NY	3.0	1.5	1295	$2,300	$1.78	0d	1	0.29mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connectedSewer connectedGas service
• Home design: 2 storiesExisting construction
• Construction: Cedar constructionStone foundation
• Exterior features: Blacktop drivewayRectangular residential lotCity street frontageLot dimensions approximately 52 x 99

Interior

• Kitchen: Gas ovenGas rangeRefrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: CarpetVaried flooring
• Bathrooms: 1 full bathroom1 half bathroom1 main level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchenBedroom on main levelFull basement
• Laundry & utility: Main level laundry

Listing history 50 events

1. 2026-11-08
   days on market $99,999 Active 125 DOM
2. 2026-11-07
   days on market $99,999 Active 124 DOM
3. 2026-11-06
   days on market $99,999 Active 123 DOM
4. 2026-11-05
   days on market $99,999 Active 122 DOM
5. 2026-11-04
   days on market $99,999 Active 121 DOM
6. 2026-11-02
   days on market $99,999 Active 119 DOM
7. 2026-11-01
   days on market $99,999 Active 118 DOM
8. 2026-10-31
   days on market $99,999 Active 117 DOM
9. 2026-10-30
   days on market $99,999 Active 116 DOM
10. 2026-10-29
    days on market $99,999 Active 115 DOM
11. 2026-10-28
    days on market $99,999 Active 114 DOM
12. 2026-10-27
    days on market $99,999 Active 113 DOM
13. 2026-10-26
    days on market $99,999 Active 112 DOM
14. 2026-10-25
    days on market $99,999 Active 111 DOM
15. 2026-10-24
    days on market $99,999 Active 110 DOM
16. 2026-10-23
    days on market $99,999 Active 109 DOM
17. 2026-10-22
    days on market $99,999 Active 108 DOM
18. 2026-10-22
    days on market $99,999 Active 107 DOM
19. 2026-10-20
    days on market $99,999 Active 106 DOM
20. 2026-10-19
    days on market $99,999 Active 105 DOM
21. 2026-10-18
    days on market $99,999 Active 104 DOM
22. 2026-10-17
    days on market $99,999 Active 103 DOM
23. 2026-10-16
    days on market $99,999 Active 102 DOM
24. 2026-10-15
    days on market $99,999 Active 101 DOM
25. 2026-10-14
    days on market $99,999 Active 100 DOM
26. 2026-10-13
    days on market $99,999 Active 99 DOM
27. 2026-10-12
    days on market $99,999 Active 98 DOM
28. 2026-10-11
    days on market $99,999 Active 97 DOM
29. 2026-10-10
    days on market $99,999 Active 96 DOM
30. 2026-10-09
    days on market $99,999 Active 95 DOM
31. 2026-10-08
    days on market $99,999 Active 94 DOM
32. 2026-10-07
    days on market $99,999 Active 93 DOM
33. 2026-10-06
    days on market $99,999 Active 92 DOM
34. 2026-10-05
    days on market $99,999 Active 91 DOM
35. 2026-10-04
    days on market $99,999 Active 90 DOM
36. 2026-10-04
    days on market $99,999 Active 89 DOM
37. 2026-10-02
    days on market $99,999 Active 88 DOM
38. 2026-10-01
    days on market $99,999 Active 87 DOM
39. 2026-09-30
    days on market $99,999 Active 86 DOM
40. 2026-09-29
    days on market $99,999 Active 85 DOM
41. 2026-09-28
    days on market $99,999 Active 84 DOM
42. 2026-09-27
    days on market $99,999 Active 83 DOM
43. 2026-09-26
    days on market $99,999 Active 82 DOM
44. 2026-09-25
    days on market $99,999 Active 81 DOM
45. 2026-09-24
    days on market $99,999 Active 80 DOM
46. 2026-09-23
    days on market $99,999 Active 79 DOM
47. 2026-09-21
    days on market $99,999 Active 77 DOM
48. 2026-09-20
    days on market $99,999 Active 76 DOM
49. 2026-09-18
    days on market $99,999 Active 74 DOM
50. 2026-09-17
    days on market $99,999 Active 73 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: $860 · $72/mo
• Projected year-2 tax: $1,275 · $106/mo
• Expected delta: +$415/yr (+$35/mo · 48.3%)

ⓘ 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 · 16 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: $22,581
• − Mortgage interest: −$5,601
• − Property taxes: −$860
• − Insurance: −$500
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$2,909
• Taxable income: $9,097
• Est. tax owed @ 24.0%: −$2,183
• After-tax cash flow: $8,003/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 · 1 photo

Fair 45/100 Moderate rehab Est. rehab $30,700–$55,260 screening

This single-family home requires significant exterior repairs and maintenance, including a new roof and fresh paint, to improve its condition and value.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Worn and faded paint
• Major exterior landscaping — Overgrown and untended

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both repair and replace roof — A new roof significantly boosts value and reduces maintenance costs ↑
• Both landscaping and fencing maintenance — A well-maintained exterior boosts 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 42/100

Zoned Schools

Elementary Casey Park Elementary School F NY #2,000/2,108 Nat'l #34,564/41,679 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

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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%

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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%
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

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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

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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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connectedSewer connectedGas service
• Home design: 2 storiesExisting construction
• Construction: Cedar constructionStone foundation
• Exterior features: Blacktop drivewayRectangular residential lotCity street frontageLot dimensions approximately 52 x 99

Interior

• Kitchen: Gas ovenGas rangeRefrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: CarpetVaried flooring
• Bathrooms: 1 full bathroom1 half bathroom1 main level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchenBedroom on main levelFull basement
• Laundry & utility: Main level laundry

Price history

+185.7% since first listed

7 events — show timeline

• 2026-07-06 Listed $99,999 CNYIS
• 2026-06-30 Listing Removed — CNYIS
• 2026-06-11 Price Changed $119,900 CNYIS
• 2026-03-27 Price Changed $129,900 CNYIS
• 2025-11-12 Listed $139,900 CNYIS
• 2010-06-13 Listed $24,000 CNYIS
• 1990-05-03 Sold (Public Records) $35,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $860 · +10.8% YoY. Source: county tax records.